Greensborough vs Plenty

Greensborough is the younger of the two, with a median age of 41 against 44 in Plenty. In both, the large majority of households own their home and the large majority of homes are detached houses. In Greensborough, about half of households are couple families. In Plenty, the large majority of households are couple families. Houses cost more in Plenty: a median of $1.59 million, against $1.01 million in Greensborough. Greensborough is closer to the city centre: 23.4 km, against 27.8 km. On these figures, Greensborough tends to suit buyers on a tighter budget, while Plenty suits couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Greensborough

ahead on 3 of the 6 things we measure here

  • has more childcare (19 vs 0)
  • has more schools inside the suburb (9 vs 0)
  • has more parks and reserves (55 vs 8)
  • But Plenty is already more of a family suburb (85% vs 67%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Plenty

ahead on 2 of the 3 things we measure here

  • leaves households under less mortgage stress (19% vs 24%)
  • has cheaper land ($1,200,000 vs $1,478,350)
  • But Greensborough has cheaper houses ($1,010,000 vs $1,590,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Greensborough has a bigger rental market to choose from (18% vs 4%)
  • Plenty leaves renters under less rental stress (12% vs 20%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Greensborough

ahead on 3 of the 4 things we measure here

  • is more walkable (94/100 vs 12/100)
  • sits closer to the CBD (23.4 km vs 27.8 km)
  • has a shorter drive in (36 min vs 41 min)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Greensborough

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (15% vs 1%)
  • is more walkable (94/100 vs 12/100)
  • has more GPs (6 vs 0)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Plenty

ahead on the one thing that separates them

  • is growing faster (8.9% vs 1.2%)

Weighs population growth.

Where they sit

Greensborough and Plenty drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Greensborough Plenty
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Greensborough Plenty
Walkability 94 / 12
Greensborough — Walkability: 94/100 Plenty — Walkability: 12/100
Safety 38 / 44
Greensborough — Safety: 38/100 Plenty — Safety: 44/100
Low fire risk 41 / 37
Greensborough — Low fire risk: 41/100 Plenty — Low fire risk: 37/100
Low flood risk 48 / 64
Greensborough — Low flood risk: 48/100 Plenty — Low flood risk: 64/100

Demographics

Greensborough has more residents (21,070 vs 2,575); Plenty has higher household incomes ($165,880 vs $107,900).

Greensborough Plenty
Population 21,070
+88% vs other
 2,575
Population trend (2016 → 2021) +1.2% +8.9%
Median age 41 44
Median household income $107,900/yr $165,880/yr
+54% vs other
Median weekly rent $404/wk
+3% vs other
 $392/wk

Age profile

Share of residents in each band, 2021 Census.

Greensborough Plenty
0-4 5.8% / 3.0%
Greensborough — 0-4: 5.8% Plenty — 0-4: 3.0%
5-14 12.8% / 13.6%
Greensborough — 5-14: 12.8% Plenty — 5-14: 13.6%
15-19 5.7% / 8.5%
Greensborough — 15-19: 5.7% Plenty — 15-19: 8.5%
20-24 4.7% / 7.8%
Greensborough — 20-24: 4.7% Plenty — 20-24: 7.8%
25-34 11.1% / 7.0%
Greensborough — 25-34: 11.1% Plenty — 25-34: 7.0%
35-44 15.3% / 10.3%
Greensborough — 35-44: 15.3% Plenty — 35-44: 10.3%
45-54 13.8% / 18.0%
Greensborough — 45-54: 13.8% Plenty — 45-54: 18.0%
55-64 11.6% / 14.8%
Greensborough — 55-64: 11.6% Plenty — 55-64: 14.8%
65-74 10.9% / 8.1%
Greensborough — 65-74: 10.9% Plenty — 65-74: 8.1%
75-84 5.9% / 4.5%
Greensborough — 75-84: 5.9% Plenty — 75-84: 4.5%
85+ 2.4% / 4.2%
Greensborough — 85+: 2.4% Plenty — 85+: 4.2%

Bars are drawn against the largest share shown (18.0%).

Who lives together

Household composition, 2021 Census.

Greensborough 52.5% couple families
Greensborough — Couple Families: 52.5% Greensborough — Lone Person: 29.5% Greensborough — One Parent Families: 14.5% Greensborough — Group Household: 2.4% Greensborough — Other Families: 1.1%
Plenty 78.0% couple families
Plenty — Couple Families: 78.0% Plenty — Lone Person: 12.9% Plenty — One Parent Families: 6.8% Plenty — Group Household: 1.1% Plenty — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Greensborough 17.7% renting
Greensborough — Owned Outright: 38.9% Greensborough — Mortgage: 43.4% Greensborough — Renting: 17.7%
Plenty 4.1% renting
Plenty — Owned Outright: 45.2% Plenty — Mortgage: 50.8% Plenty — Renting: 4.1%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Greensborough Plenty
Bachelor Degree 16.7% / 13.8%
Greensborough — Bachelor Degree: 16.7% Plenty — Bachelor Degree: 13.8%
Certificate III & IV 12.6% / 13.8%
Greensborough — Certificate III & IV: 12.6% Plenty — Certificate III & IV: 13.8%
Advanced Diploma / Diploma 8.9% / 7.8%
Greensborough — Advanced Diploma / Diploma: 8.9% Plenty — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 6.3% / 3.9%
Greensborough — Postgraduate Degree: 6.3% Plenty — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 3.1% / 1.9%
Greensborough — Graduate Diploma / Certificate: 3.1% Plenty — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (16.7%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Greensborough Plenty
England 2.7% / 2.7%
Greensborough — England: 2.7% Plenty — England: 2.7%
Italy 1.7% / 1.9%
Greensborough — Italy: 1.7% Plenty — Italy: 1.9%
India 1.4% / 1.2%
Greensborough — India: 1.4% Plenty — India: 1.2%
China 2.1% / —
Greensborough — China: 2.1% Plenty — China: not among its largest
New Zealand 1.3% / 0.7%
Greensborough — New Zealand: 1.3% Plenty — New Zealand: 0.7%
Greece 0.6% / 0.6%
Greensborough — Greece: 0.6% Plenty — Greece: 0.6%

Bars are drawn against the largest share shown (2.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Greensborough 84.9% houses
Greensborough — Houses: 84.9% Greensborough — Townhouses: 12.6% Greensborough — Flats / Apartments: 2.6%
Plenty 99.3% houses
Plenty — Houses: 99.3% Plenty — Townhouses: 0.0% Plenty — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Greensborough Plenty
Median house price $1,010,000 $1,590,000
Median unit price $675,000 —
Median land price $1,478,350 $1,200,000
Typical days to sell (houses) 23 days
from 235 sales
 48 days
from 18 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Greensborough Plenty
3 bed $950K / $1.53M
Greensborough — 3 bed: $950K (188 sales) Plenty — 3 bed: $1.53M (6 sales)

188 vs 6 sales

4 bed $1.16M / $1.57M
Greensborough — 4 bed: $1.16M (132 sales) Plenty — 4 bed: $1.57M (20 sales)

132 vs 20 sales

5 bed $1.2M / $2.44M
Greensborough — 5 bed: $1.2M (26 sales) Plenty — 5 bed: $2.44M (6 sales)

26 vs 6 sales

Zoning mix

Plenty has more land zoned for conservation (52% vs 0%).

Greensborough Plenty
Residential 71% 21%
Environmental 0% 52%
Parks and recreation 12% 23%
Infrastructure and transport 13% 4%
Commercial 3% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Greensborough Plenty
New dwellings approved 722
across Banyule
 98
across Nillumbik
Approvals change year on year -75% +8%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Greensborough Plenty
Houses 3.4%
$645/wk on $998K
 —
Units 3.8%
$510/wk on $695K
 —

Ranking within VIC

Greensborough Plenty
House price Higher than 69% of VIC —
Income Higher than 80% of VIC Higher than 99% of VIC
Schools Higher than 82% of VIC —
Walkability Higher than 98% of VIC Higher than 74% of VIC
Affordability Higher than 48% of VIC —
EV adoption Higher than 87% of VIC
same for both
NBN connectivity Higher than 85% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 29% of VIC —
Rental yield (units) Higher than 5% of VIC —

Liveability

Greensborough is more walkable (94 vs 12); Greensborough scores higher overall (66 vs 58).

Greensborough Plenty
Grade B
same for both
Score 66/100 58/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Greensborough carries more flood risk (52 vs 36).

Greensborough Plenty
Bushfire Moderate
59/100
 Moderate
63/100
Crime Moderate
62/100
 Moderate
56/100
Flood Moderate
52/100
 Low
36/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Greensborough Plenty
Inside the suburb 9 0
Rated above peers 4 0
Rated at peers 2 0
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 4.2 km
 2
Melbourne (Bundoora) Campus, 5.8 km
Full-time students aged 15–24 2.2% 4.1%

Schools in Greensborough

  • Apollo Parkways Primary School Government · Primary above peers
  • Greenhills Primary School Government · Primary above peers
  • Greensborough Primary School Government · Primary above peers
  • Watsonia Heights Primary School Government · Primary above peers
  • Greensborough Secondary College Government · Secondary at peers
  • St Thomas the Apostle School Catholic · Primary at peers

Schools in Plenty

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Greensborough Plenty
Supermarkets 4 0
Cafes & restaurants 23 2
Parks & reserves 55 8
Childcare 19 0
GPs 6 0
Pharmacies 4 0
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 2 1
EV chargers 3 0
Waterways 6 17

Mobility

Plenty sits further from the CBD (27.8 km vs 23.4 km).

Greensborough Plenty
Walkability score 94/100 12/100
Distance to Melbourne 23.4 km 27.8 km
+19% vs other
Drive time (normal traffic) 36 min 41 min
Public transport score 93/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 551.2
7-9am + 5-7pm
 75.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 3088
 1.4%
postcode 3090
Rooftop solar per 100 dwellings 28
postcode 3088
 48
postcode 3090

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Greensborough Plenty
Car (driver) 54.2% / 63.6%
Greensborough — Car (driver): 54.2% Plenty — Car (driver): 63.6%
Worked from Home 37.6% / 30.8%
Greensborough — Worked from Home: 37.6% Plenty — Worked from Home: 30.8%
Car (passenger) 2.8% / 4.3%
Greensborough — Car (passenger): 2.8% Plenty — Car (passenger): 4.3%
Train 3.5% / 0.7%
Greensborough — Train: 3.5% Plenty — Train: 0.7%
Walked Only 1.1% / 0.2%
Greensborough — Walked Only: 1.1% Plenty — Walked Only: 0.2%
Bus 0.6% / 0.3%
Greensborough — Bus: 0.6% Plenty — Bus: 0.3%

Bars are drawn against the largest share shown (63.6%).

Setting

Greensborough Plenty
Elevation 58 m
above sea level, at the suburb centre
 121 m
above sea level, at the suburb centre
Distance to the ocean 21.5 km 24.7 km

NBN connectivity

Greensborough Plenty
Connectivity score 76/100 80/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 9%
9,409 premises
 63%
984 premises

Climate

Greensborough Plenty
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Greensborough Plenty
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Greensborough Plenty
Average residential rate $1,787/yr $2,696/yr
Council Banyule Nillumbik

Federal electorate

Greensborough Plenty
Division Jagajaga Mcewen
Member Kate Thwaites Rob Mitchell
Party Australian Labor Party
same for both

First Home Owner Grant

Greensborough Plenty
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Greensborough

Easy Commute Middle-Ring Parks River Transport Hub

Plenty

Acreage Outer Premium Quiet River

More comparisons

Other comparisons with Greensborough

Greensborough vs Bundoora Greensborough vs Diamond Creek Greensborough vs Macleod Greensborough vs Montmorency Greensborough vs Eltham North Greensborough vs Watsonia

Other comparisons with Plenty

Plenty vs Mill Park Plenty vs Bundoora Plenty vs South Morang Plenty vs Diamond Creek Plenty vs Yarrambat
Full data on Greensborough Full data on Plenty
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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