Grovedale vs Marshall

In both, most households own their home and most homes are detached houses. In Marshall, about half of households are people living alone. On these figures, Marshall tends to suit people living alone and older residents.

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

Grovedale

ahead on 5 of the 6 things we measure here

  • has more childcare (15 vs 0)
  • has more schools inside the suburb (7 vs 0)
  • has more parks and reserves (10 vs 2)
  • But Marshall carries lower crime risk (48/100 vs 74/100)

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

First-home buyers

Marshall

ahead on 2 of the 4 things we measure here

  • has cheaper land ($620,000 vs $832,000)
  • has cheaper units ($441,000 vs $525,000)
  • But Grovedale leaves households under less mortgage stress (25% vs 32%)

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

Renters

Grovedale

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (24% vs 34%)
  • has cheaper rent ($350/wk vs $390/wk)

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

Commuting to the city

They split

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

  • Grovedale is more walkable (79/100 vs 64/100)
  • Marshall sits closer to the CBD (79.8 km vs 86.3 km)

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

Downsizers and retirees

Marshall

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (30% vs 14%)
  • carries lower crime risk (48/100 vs 74/100)
  • has more residents already 65 and over (34% vs 23%)
  • But Grovedale has more GPs (2 vs 0)

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

Investors

Marshall

ahead on 2 of the 2 things we measure here

  • is growing faster (22.0% vs 3.9%)
  • returns a higher gross yield on houses (4.4% vs 3.7%)

Weighs house yield and population growth.

Where they sit

Grovedale and Marshall 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 Marshall
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 Marshall
Walkability 79 / 64
Grovedale — Walkability: 79/100 Marshall — Walkability: 64/100
Safety 26 / 52
Grovedale — Safety: 26/100 Marshall — Safety: 52/100
Low fire risk 100 / 100
Grovedale — Low fire risk: 100/100 Marshall — Low fire risk: 100/100
Low flood risk 64 / 33
Grovedale — Low flood risk: 64/100 Marshall — Low flood risk: 33/100

Demographics

Grovedale has more residents (14,869 vs 2,299); Grovedale has higher household incomes ($76,804 vs $60,008).

Grovedale Marshall
Population 14,869
+85% vs other
 2,299
Population trend (2016 → 2021) +3.9% +22.0%
Median age 41 43
Median household income $76,804/yr
+22% vs other
 $60,008/yr
Median weekly rent $350/wk $390/wk
+11% vs other

Age profile

Share of residents in each band, 2021 Census.

Grovedale Marshall
0-4 5.1% / 5.2%
Grovedale — 0-4: 5.1% Marshall — 0-4: 5.2%
5-14 10.3% / 8.8%
Grovedale — 5-14: 10.3% Marshall — 5-14: 8.8%
15-19 5.6% / 3.7%
Grovedale — 15-19: 5.6% Marshall — 15-19: 3.7%
20-24 7.2% / 7.0%
Grovedale — 20-24: 7.2% Marshall — 20-24: 7.0%
25-34 14.3% / 15.1%
Grovedale — 25-34: 14.3% Marshall — 25-34: 15.1%
35-44 12.0% / 11.0%
Grovedale — 35-44: 12.0% Marshall — 35-44: 11.0%
45-54 11.1% / 7.3%
Grovedale — 45-54: 11.1% Marshall — 45-54: 7.3%
55-64 10.9% / 7.4%
Grovedale — 55-64: 10.9% Marshall — 55-64: 7.4%
65-74 10.9% / 10.6%
Grovedale — 65-74: 10.9% Marshall — 65-74: 10.6%
75-84 7.5% / 14.2%
Grovedale — 75-84: 7.5% Marshall — 75-84: 14.2%
85+ 4.9% / 9.4%
Grovedale — 85+: 4.9% Marshall — 85+: 9.4%

Bars are drawn against the largest share shown (15.1%).

Who lives together

Household composition, 2021 Census.

Grovedale 38.9% lone person
Grovedale — Lone Person: 38.9% Grovedale — Couple Families: 37.2% Grovedale — One Parent Families: 16.3% Grovedale — Group Household: 5.9% Grovedale — Other Families: 1.6%
Marshall 52.5% lone person
Marshall — Lone Person: 52.5% Marshall — Couple Families: 27.7% Marshall — One Parent Families: 10.2% Marshall — Group Household: 8.2% Marshall — Other Families: 1.3%
Lone Person Couple Families 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%
Marshall 28.7% renting
Marshall — Owned Outright: 35.0% Marshall — Mortgage: 36.3% Marshall — Renting: 28.7%
Owned outright Mortgage Renting

Qualifications

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

Grovedale Marshall
Certificate III & IV 16.3% / 15.1%
Grovedale — Certificate III & IV: 16.3% Marshall — Certificate III & IV: 15.1%
Bachelor Degree 12.3% / 12.0%
Grovedale — Bachelor Degree: 12.3% Marshall — Bachelor Degree: 12.0%
Advanced Diploma / Diploma 9.1% / 10.4%
Grovedale — Advanced Diploma / Diploma: 9.1% Marshall — Advanced Diploma / Diploma: 10.4%
Postgraduate Degree 3.7% / 3.7%
Grovedale — Postgraduate Degree: 3.7% Marshall — Postgraduate Degree: 3.7%
Graduate Diploma / Certificate 2.1% / 2.0%
Grovedale — Graduate Diploma / Certificate: 2.1% Marshall — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (16.3%).

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 Marshall
England 3.2% / 4.2%
Grovedale — England: 3.2% Marshall — England: 4.2%
India 2.5% / 2.7%
Grovedale — India: 2.5% Marshall — India: 2.7%
Philippines 0.8% / 1.3%
Grovedale — Philippines: 0.8% Marshall — Philippines: 1.3%
New Zealand 1.0% / 0.8%
Grovedale — New Zealand: 1.0% Marshall — New Zealand: 0.8%
China 1.0% / 0.6%
Grovedale — China: 1.0% Marshall — China: 0.6%
Netherlands 0.5% / 0.7%
Grovedale — Netherlands: 0.5% Marshall — Netherlands: 0.7%

Bars are drawn against the largest share shown (4.2%).

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%
Marshall 70.1% houses
Marshall — Houses: 70.1% Marshall — Townhouses: 28.7% Marshall — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Grovedale Marshall
Median house price $721,000 $670,000
Median unit price $525,000 $441,000
Median land price $832,000 $620,000
Typical days to sell (houses) 23 days
from 152 sales
 22 days
from 7 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 Marshall
3 bed $700K / $670K
Grovedale — 3 bed: $700K (209 sales) Marshall — 3 bed: $670K (26 sales)

209 vs 26 sales

4 bed $795K / $680K
Grovedale — 4 bed: $795K (113 sales) Marshall — 4 bed: $680K (9 sales)

113 vs 9 sales

Zoning mix

Grovedale Marshall
Residential 78% 76%
Parks and recreation 12% 16%
Infrastructure and transport 3% 8%
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 Marshall
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 Marshall
Houses 3.7%
$550/wk on $778K
 4.4%
$570/wk on $672K
Units 4.5%
$450/wk on $525K
 —

Ranking within VIC

Grovedale Marshall
House price Higher than 40% of VIC Higher than 33% of VIC
Income Higher than 44% of VIC Higher than 20% of VIC
Schools Higher than 21% of VIC —
Walkability Higher than 93% of VIC Higher than 88% of VIC
Affordability Higher than 54% of VIC Higher than 35% of VIC
EV adoption Higher than 78% of VIC
same for both
NBN connectivity Higher than 81% of VIC Higher than 77% of VIC
Rental yield (houses) Higher than 45% of VIC Higher than 89% of VIC
Rental yield (units) Higher than 29% of VIC —

Liveability

Grovedale is more walkable (79 vs 64).

Grovedale Marshall
Grade C
same for both
Score 46/100 48/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 4/10

Risk profile

Marshall carries more flood risk (67 vs 36); Grovedale carries more crime risk (74 vs 48).

Grovedale Marshall
Bushfire None
0/100
same for both
Crime High
74/100
 Moderate
48/100
Flood Low
36/100
 Moderate
67/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 6
within 5 km

Schools

Grovedale Marshall
Inside the suburb 7 0
Rated above peers 0
same for both
Rated at peers 3 0
Rated below peers 2 0
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 6.5 km
 2
Deakin University, Geelong Waterfront Campus, 5.3 km
Full-time students aged 15–24 2.4% 2.0%

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 Marshall

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

Amenities in the suburb

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

Mobility

Grovedale sits further from the CBD (86.3 km vs 79.8 km).

Grovedale Marshall
Walkability score 79/100 64/100
Distance to Melbourne 86.3 km
+8% vs other
 79.8 km
Drive time (normal traffic) 68 min 70 min
Public transport score 76/100 89/100
Rail
Peak arrivals per hour 205.0
7-9am + 5-7pm
 36.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 Marshall
Car (driver) 73.5% / 73.9%
Grovedale — Car (driver): 73.5% Marshall — Car (driver): 73.9%
Worked from Home 17.8% / 17.0%
Grovedale — Worked from Home: 17.8% Marshall — Worked from Home: 17.0%
Car (passenger) 5.0% / 5.9%
Grovedale — Car (passenger): 5.0% Marshall — Car (passenger): 5.9%
Bus 1.2% / 1.1%
Grovedale — Bus: 1.2% Marshall — Bus: 1.1%
Train 0.7% / 1.5%
Grovedale — Train: 0.7% Marshall — Train: 1.5%
Walked Only 1.4% / —
Grovedale — Walked Only: 1.4% Marshall — Walked Only: not among its largest

Bars are drawn against the largest share shown (73.9%).

Setting

Grovedale Marshall
Elevation 32 m
above sea level, at the suburb centre
 13 m
above sea level, at the suburb centre
Distance to the ocean 7.1 km 5.8 km

NBN connectivity

Grovedale Marshall
Connectivity score 72/100 65/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 49%
7,350 premises
 34%
1,241 premises

Climate

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

Council rates

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

Federal electorate

Grovedale Marshall
Division Corangamite
same for both
Member Libby Coker
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Grovedale Marshall
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

Marshall

Retirees Townhouses Transport Hub

More comparisons

Other comparisons with Grovedale

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

Other comparisons with Marshall

Marshall vs Belmont Marshall vs Charlemont
Full data on Grovedale Full data on Marshall
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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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