Gundowring vs Eskdale
Gundowring is the younger of the two, with a median age of 47 against 54 in Eskdale. In both, the large majority of households own their home and the large majority of homes are detached houses. In Gundowring, about half of households are couple families. In Eskdale, about half of households are people living alone. On these figures, Gundowring tends to suit couples, while Eskdale suits 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
Gundowring
ahead on the one thing that separates them
- is already more of a family suburb (63% vs 47%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Eskdale
ahead on the one thing that separates them
- leaves households under less mortgage stress (19% vs 25%)
Weighs mortgage stress.
Renters
Eskdale
ahead on the one thing that separates them
- has cheaper rent ($175/wk vs $250/wk)
Weighs rent and rental stress.
Commuting to the city
Gundowring
ahead on 2 of the 3 things we measure here
- has a shorter drive in (228 min vs 266 min)
- sits closer to the CBD (339.5 km vs 386.8 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Eskdale
ahead on the one thing that separates them
- has more residents already 65 and over (29% vs 16%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs population growth.
Where they sit
Gundowring and Eskdale drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Gundowring rents higher ($250/wk vs $175/wk); Gundowring has higher household incomes ($87,412 vs $69,836).
| Gundowring | Eskdale | |
|---|---|---|
| Population | 208 | 238 +14% vs other |
| Population trend (2016 → 2021) | -2.8% | -1.7% |
| Median age | 47 | 54 |
| Median household income | $87,412/yr +20% vs other | $69,836/yr |
| Median weekly rent | $250/wk +30% vs other | $175/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (21.2%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (2.4%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (23.6%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Gundowring | Eskdale | |
|---|---|---|
| Median house price | — | $507,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Gundowring has more rural and farming land (84% vs 21%).
| Gundowring | Eskdale | |
|---|---|---|
| Rural and farming | 84% | 21% |
| Parks and recreation | 16% | 78% |
| 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
| Gundowring | Eskdale | |
|---|---|---|
| New dwellings approved | 120 across Indigo | 19 across Towong |
| Approvals change year on year | +15% | — |
Ranking within VIC
| Gundowring | Eskdale | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 57% of VIC | Higher than 32% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 73% of VIC | Higher than 71% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 54% of VIC | — |
| NBN connectivity | Higher than 70% of VIC | Higher than 7% of VIC |
Liveability
| Gundowring | Eskdale | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | advantaged area decile 8/10 | mid-range socio-economic decile 5/10 |
Risk profile
Gundowring carries more flood risk (83 vs 34); Eskdale carries more bushfire risk (95 vs 39).
| Gundowring | Eskdale | |
|---|---|---|
| Bushfire | Low 39/100 | High 95/100 |
| Crime | Low 13/100 | Low 20/100 |
| Flood | High 83/100 | Low 34/100 |
| 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
| Gundowring | Eskdale | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 | 1 |
| Rated below peers | 0 same for both | |
Schools in Gundowring
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Eskdale
- Eskdale Primary School Government · Primary at peers
Amenities in the suburb
| Gundowring | Eskdale | |
|---|---|---|
| Supermarkets | 0 | 1 |
| Cafes & restaurants | 0 | 1 |
| Parks & reserves | 3 | 2 |
| Banks & Bank@Post | 0 | 1 |
| Fuel stations | 0 | 1 |
| Waterways | 12 | 17 |
Mobility
Eskdale sits further from the CBD (386.8 km vs 339.5 km).
| Gundowring | Eskdale | |
|---|---|---|
| Walkability score | 10/100 same for both | |
| Distance to Melbourne | 339.5 km | 386.8 km +14% vs other |
| Drive time (normal traffic) | 228 min | 266 min |
| Electric vehicle share | 0.5% postcode 3691 | 0.0% postcode 3701 |
| Rooftop solar per 100 dwellings | 79 postcode 3691 | 65 postcode 3701 |
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.
Bars are drawn against the largest share shown (73.5%).
Setting
| Gundowring | Eskdale | |
|---|---|---|
| Elevation | 213 m above sea level, at the suburb centre | 302 m above sea level, at the suburb centre |
NBN connectivity
| Gundowring | Eskdale | |
|---|---|---|
| Connectivity score | 30/100 | 15/100 |
| Most common technology | Fixed wireless | Satellite (Sky Muster) |
| Full-fibre (FTTP) share | 0% 84 premises | 0% 40 premises |
Climate
| Gundowring | Eskdale | |
|---|---|---|
| Annual rainfall | 692 mm | 947 mm |
| Summer max (Jan) | 31.1°C | 29.0°C |
| Winter min (Jul) | 5.0°C | 2.9°C |
Council rates
| Gundowring | Eskdale | |
|---|---|---|
| Average residential rate | $1,828/yr | $1,875/yr |
| Council | Indigo | Towong |
Federal electorate
| Gundowring | Eskdale | |
|---|---|---|
| Division | Indi same for both | |
| Member | Helen Haines same for both | |
| Party | Independent same for both | |
First Home Owner Grant
| Gundowring | Eskdale | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Gundowring
Other comparisons with Eskdale
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.