Grovedale vs Highton

In both, most households own their home and the large majority of homes are detached houses. In Highton, about half of households are couple families. Houses cost more in Highton: a median of $900,000, against $721,000 in Grovedale. On these figures, Grovedale tends to suit buyers on a tighter budget, while Highton 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

Highton

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (27/100 vs 74/100)
  • has more parks and reserves (22 vs 10)
  • is already more of a family suburb (62% vs 54%)
  • But Grovedale has more schools inside the suburb (7 vs 5)

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

First-home buyers

They split

one each way, out of the 4 things we measure here

  • Grovedale has cheaper houses ($721,000 vs $900,000)
  • Highton has cheaper land ($456,250 vs $832,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Highton

ahead on the one thing that separates them

  • leaves renters under less rental stress (18% vs 24%)

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

Commuting to the city

Highton

ahead on the one thing that separates them

  • sits closer to the CBD (82.2 km vs 86.3 km)

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

Downsizers and retirees

Highton

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 2)
  • carries lower crime risk (27/100 vs 74/100)

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

Investors

They split

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

  • Grovedale returns a higher gross yield on houses (3.7% vs 3.2%)
  • Highton is growing faster (9.4% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Grovedale Highton
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.

Grovedale Highton
Walkability 79 / 76
Grovedale — Walkability: 79/100 Highton — Walkability: 76/100
Safety 26 / 73
Grovedale — Safety: 26/100 Highton — Safety: 73/100
Low fire risk 100 / 100
Grovedale — Low fire risk: 100/100 Highton — Low fire risk: 100/100
Low flood risk 64 / 42
Grovedale — Low flood risk: 64/100 Highton — Low flood risk: 42/100

Demographics

Highton has more residents (20,736 vs 14,869); Highton has higher household incomes ($106,808 vs $76,804).

Grovedale Highton
Population 14,869 20,736
+39% vs other
Population trend (2016 → 2021) +3.9% +9.4%
Median age 41 39
Median household income $76,804/yr $106,808/yr
+39% vs other
Median weekly rent $350/wk $360/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Grovedale Highton
0-4 5.1% / 5.3%
Grovedale — 0-4: 5.1% Highton — 0-4: 5.3%
5-14 10.3% / 13.5%
Grovedale — 5-14: 10.3% Highton — 5-14: 13.5%
15-19 5.6% / 6.1%
Grovedale — 15-19: 5.6% Highton — 15-19: 6.1%
20-24 7.2% / 7.3%
Grovedale — 20-24: 7.2% Highton — 20-24: 7.3%
25-34 14.3% / 12.0%
Grovedale — 25-34: 14.3% Highton — 25-34: 12.0%
35-44 12.0% / 13.2%
Grovedale — 35-44: 12.0% Highton — 35-44: 13.2%
45-54 11.1% / 12.9%
Grovedale — 45-54: 11.1% Highton — 45-54: 12.9%
55-64 10.9% / 11.4%
Grovedale — 55-64: 10.9% Highton — 55-64: 11.4%
65-74 10.9% / 9.8%
Grovedale — 65-74: 10.9% Highton — 65-74: 9.8%
75-84 7.5% / 6.4%
Grovedale — 75-84: 7.5% Highton — 75-84: 6.4%
85+ 4.9% / 2.1%
Grovedale — 85+: 4.9% Highton — 85+: 2.1%

Bars are drawn against the largest share shown (14.3%).

Who lives together

Household composition, 2021 Census.

Grovedale 37.2% couple families
Grovedale — Couple Families: 37.2% Grovedale — Lone Person: 38.9% Grovedale — One Parent Families: 16.3% Grovedale — Group Household: 5.9% Grovedale — Other Families: 1.6%
Highton 50.6% couple families
Highton — Couple Families: 50.6% Highton — Lone Person: 32.2% Highton — One Parent Families: 11.2% Highton — Group Household: 5.1% Highton — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Grovedale 27.4% renting
Grovedale — Owned Outright: 36.6% Grovedale — Mortgage: 35.9% Grovedale — Renting: 27.4%
Highton 21.8% renting
Highton — Owned Outright: 39.3% Highton — Mortgage: 39.0% Highton — Renting: 21.8%
Owned outright Mortgage Renting

Qualifications

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

Grovedale Highton
Bachelor Degree 12.3% / 19.2%
Grovedale — Bachelor Degree: 12.3% Highton — Bachelor Degree: 19.2%
Certificate III & IV 16.3% / 11.4%
Grovedale — Certificate III & IV: 16.3% Highton — Certificate III & IV: 11.4%
Advanced Diploma / Diploma 9.1% / 9.3%
Grovedale — Advanced Diploma / Diploma: 9.1% Highton — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 3.7% / 6.8%
Grovedale — Postgraduate Degree: 3.7% Highton — Postgraduate Degree: 6.8%
Graduate Diploma / Certificate 2.1% / 3.2%
Grovedale — Graduate Diploma / Certificate: 2.1% Highton — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (19.2%).

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.

Grovedale Highton
England 3.2% / 3.4%
Grovedale — England: 3.2% Highton — England: 3.4%
India 2.5% / 2.4%
Grovedale — India: 2.5% Highton — India: 2.4%
China 1.0% / 1.5%
Grovedale — China: 1.0% Highton — China: 1.5%
New Zealand 1.0% / 1.1%
Grovedale — New Zealand: 1.0% Highton — New Zealand: 1.1%
Philippines 0.8% / —
Grovedale — Philippines: 0.8% Highton — Philippines: not among its largest
South Africa — / 0.8%
Grovedale — South Africa: not among its largest Highton — South Africa: 0.8%

Bars are drawn against the largest share shown (3.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Grovedale 85.9% houses
Grovedale — Houses: 85.9% Grovedale — Townhouses: 13.5% Grovedale — Flats / Apartments: 0.7%
Highton 87.3% houses
Highton — Houses: 87.3% Highton — Townhouses: 12.4% Highton — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Grovedale Highton
Median house price $721,000 $900,000
Median unit price $525,000 $500,000
Median land price $832,000 $456,250
Typical days to sell (houses) 23 days
from 152 sales
 25 days
from 218 sales

Unit price by bedroom count

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

Grovedale Highton
2 bed $525K / $504K
Grovedale — 2 bed: $525K (42 sales) Highton — 2 bed: $504K (58 sales)

42 vs 58 sales

3 bed $620K / $635K
Grovedale — 3 bed: $620K (5 sales) Highton — 3 bed: $635K (12 sales)

5 vs 12 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.

Grovedale Highton
2 bed $580K / $634K
Grovedale — 2 bed: $580K (17 sales) Highton — 2 bed: $634K (28 sales)

17 vs 28 sales

3 bed $700K / $811K
Grovedale — 3 bed: $700K (209 sales) Highton — 3 bed: $811K (167 sales)

209 vs 167 sales

4 bed $795K / $1M
Grovedale — 4 bed: $795K (113 sales) Highton — 4 bed: $1M (180 sales)

113 vs 180 sales

5 bed $870K / $1.23M
Grovedale — 5 bed: $870K (14 sales) Highton — 5 bed: $1.23M (41 sales)

14 vs 41 sales

Zoning mix

Grovedale Highton
Residential 78% 76%
Parks and recreation 12%
same for both
Infrastructure and transport 3% 12%
Commercial 5% 0%
Industrial 2% 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

Grovedale Highton
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
same for both

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.

Grovedale Highton
Houses 3.7%
$550/wk on $778K
 3.2%
$618/wk on $1M
Units 4.5%
$450/wk on $525K
 4.2%
$450/wk on $555K

Ranking within VIC

Grovedale Highton
House price Higher than 40% of VIC Higher than 62% of VIC
Income Higher than 44% of VIC Higher than 78% of VIC
Schools Higher than 21% of VIC Higher than 11% of VIC
Walkability Higher than 93% of VIC Higher than 92% of VIC
Affordability Higher than 54% of VIC Higher than 64% of VIC
EV adoption Higher than 78% of VIC
same for both
NBN connectivity Higher than 81% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 45% of VIC Higher than 23% of VIC
Rental yield (units) Higher than 29% of VIC Higher than 16% of VIC

Liveability

Highton scores higher overall (60 vs 46).

Grovedale Highton
Grade C B
Score 46/100 60/100
Socio-economic band mid-range socio-economic
decile 5/10
 very advantaged area
decile 9/10

Risk profile

Grovedale carries more crime risk (74 vs 27); Highton carries more flood risk (58 vs 36).

Grovedale Highton
Bushfire None
0/100
same for both
Crime High
74/100
 Low
27/100
Flood Low
36/100
 Moderate
58/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Grovedale Highton
Inside the suburb 7 5
Rated above peers 0
same for both
Rated at peers 3
same for both
Rated below peers 2 0
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 6.5 km
 2
Deakin University, Geelong Waterfront Campus, 5.0 km
Full-time students aged 15–24 2.4% 3.7%

Schools in Grovedale

  • Grovedale Primary School Government · Primary at peers
  • Grovedale West Primary School Government · Primary at peers
  • Nazareth School Catholic · Primary at peers
  • Grovedale College Government · Secondary below peers
  • Mandama Primary School Government · Primary below peers
  • Grovedale West Primary School-Grovedale West Deaf Facility Government · Primary

Schools in Highton

  • Bellaire Primary School Government · Primary at peers
  • Highton Primary School Government · Primary at peers
  • Montpellier Primary School Government · Primary at peers
  • Christian College Geelong - Junior School – Belmont Independent · Combined
  • Christian College Geelong - Middle School – Highton Independent · Combined

Amenities in the suburb

Grovedale Highton
Supermarkets 5 4
Cafes & restaurants 13 8
Parks & reserves 10 22
Childcare 15 13
GPs 2 6
Pharmacies 5 3
Police stations 1 0
Banks & Bank@Post 4 3
Fuel stations 5 2
EV chargers 4 1
Waterways 6 17

Mobility

Grovedale sits further from the CBD (86.3 km vs 82.2 km).

Grovedale Highton
Walkability score 79/100 76/100
Distance to Melbourne 86.3 km
+5% vs other
 82.2 km
Drive time (normal traffic) 68 min 64 min
Public transport score 76/100
same for both
Peak arrivals per hour 205.0
7-9am + 5-7pm
 163.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 3216
same for both
Rooftop solar per 100 dwellings 33
postcode 3216
same for both

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.

Grovedale Highton
Car (driver) 73.5% / 64.6%
Grovedale — Car (driver): 73.5% Highton — Car (driver): 64.6%
Worked from Home 17.8% / 27.0%
Grovedale — Worked from Home: 17.8% Highton — Worked from Home: 27.0%
Car (passenger) 5.0% / 4.6%
Grovedale — Car (passenger): 5.0% Highton — Car (passenger): 4.6%
Walked Only 1.4% / 1.3%
Grovedale — Walked Only: 1.4% Highton — Walked Only: 1.3%
Bus 1.2% / 1.0%
Grovedale — Bus: 1.2% Highton — Bus: 1.0%

Bars are drawn against the largest share shown (73.5%).

Setting

Grovedale Highton
Elevation 32 m
above sea level, at the suburb centre
 57 m
above sea level, at the suburb centre
Distance to the ocean 7.1 km 5.3 km

NBN connectivity

Grovedale Highton
Connectivity score 72/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 49%
7,350 premises
 56%
9,304 premises

Climate

Grovedale Highton
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Grovedale Highton
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Grovedale Highton
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Grovedale Highton
Division Corangamite Corio
Member Libby Coker Richard Marles
Party Australian Labor Party
same for both

First Home Owner Grant

Grovedale Highton
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Grovedale

Parks Regional Centre

Highton

Parks Professionals Regional Centre

More comparisons

Other comparisons with Grovedale

Grovedale vs Belmont Grovedale vs Mount Duneed Grovedale vs Waurn Ponds Grovedale vs Charlemont Grovedale vs Marshall

Other comparisons with Highton

Highton vs Belmont Highton vs Newtown Highton vs Waurn Ponds Highton vs Wandana Heights Highton vs Fyansford Highton vs Ceres
Full data on Grovedale Full data on Highton
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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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