Hawthorn vs Kooyong

Hawthorn is the younger of the two, with a median age of 34 against 44 in Kooyong. In Hawthorn, about half of households rent, most homes are flats or apartments, and about half of households are people living alone. In Kooyong, the large majority of households own their home. Houses cost more in Kooyong: a median of $4.4 million, against $2.02 million in Hawthorn, and rent is higher there too. Hawthorn is closer to the city centre: 9.9 km, against 11.4 km. On these figures, Hawthorn tends to suit renters, young adults, and people living alone, while Kooyong suits 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

Hawthorn

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (29 vs 2)
  • has more childcare (13 vs 0)
  • has more schools inside the suburb (11 vs 0)
  • But Kooyong has more separate houses rather than flats (44% vs 24%)

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

First-home buyers

Hawthorn

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($2,019,000 vs $4,400,000)
  • has cheaper units ($558,000 vs $875,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Hawthorn

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (47% vs 24%)
  • has cheaper rent ($400/wk vs $590/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Hawthorn

ahead on 2 of the 5 things we measure here

  • has more GPs (12 vs 0)
  • has more units and townhouses to downsize into (76% vs 56%)
  • But Kooyong has more residents already 65 and over (24% vs 14%)

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

Investors

Kooyong

ahead on the one thing that separates them

  • is growing faster (3.1% vs -5.1%)

Weighs population growth.

Where they sit

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

Hawthorn Kooyong
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.

Hawthorn Kooyong
Walkability 97 / 90
Hawthorn — Walkability: 97/100 Kooyong — Walkability: 90/100
Safety 23 / 26
Hawthorn — Safety: 23/100 Kooyong — Safety: 26/100
Low fire risk 100 / 100
Hawthorn — Low fire risk: 100/100 Kooyong — Low fire risk: 100/100
Low flood risk 40 / 23
Hawthorn — Low flood risk: 40/100 Kooyong — Low flood risk: 23/100

Demographics

Hawthorn has more residents (22,322 vs 842); Kooyong has higher household incomes ($167,336 vs $111,540).

Hawthorn Kooyong
Population 22,322
+96% vs other
 842
Population trend (2016 → 2021) -5.1% +3.1%
Median age 34 44
Median household income $111,540/yr $167,336/yr
+50% vs other
Median weekly rent $400/wk $590/wk
+48% vs other

Age profile

Share of residents in each band, 2021 Census.

Hawthorn Kooyong
0-4 3.8% / 4.4%
Hawthorn — 0-4: 3.8% Kooyong — 0-4: 4.4%
5-14 8.5% / 10.7%
Hawthorn — 5-14: 8.5% Kooyong — 5-14: 10.7%
15-19 6.0% / 6.4%
Hawthorn — 15-19: 6.0% Kooyong — 15-19: 6.4%
20-24 9.7% / 6.9%
Hawthorn — 20-24: 9.7% Kooyong — 20-24: 6.9%
25-34 22.3% / 12.8%
Hawthorn — 25-34: 22.3% Kooyong — 25-34: 12.8%
35-44 14.3% / 9.1%
Hawthorn — 35-44: 14.3% Kooyong — 35-44: 9.1%
45-54 11.6% / 12.2%
Hawthorn — 45-54: 11.6% Kooyong — 45-54: 12.2%
55-64 9.5% / 12.7%
Hawthorn — 55-64: 9.5% Kooyong — 55-64: 12.7%
65-74 7.8% / 11.4%
Hawthorn — 65-74: 7.8% Kooyong — 65-74: 11.4%
75-84 4.7% / 8.6%
Hawthorn — 75-84: 4.7% Kooyong — 75-84: 8.6%
85+ 1.8% / 4.5%
Hawthorn — 85+: 1.8% Kooyong — 85+: 4.5%

Bars are drawn against the largest share shown (22.3%).

Who lives together

Household composition, 2021 Census.

Hawthorn 51.5% lone person
Hawthorn — Lone Person: 51.5% Hawthorn — Couple Families: 28.3% Hawthorn — One Parent Families: 7.3% Hawthorn — Group Household: 10.6% Hawthorn — Other Families: 2.2%
Kooyong 35.3% lone person
Kooyong — Lone Person: 35.3% Kooyong — Couple Families: 43.1% Kooyong — One Parent Families: 15.1% Kooyong — Group Household: 4.3% Kooyong — Other Families: 2.2%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hawthorn 46.8% renting
Hawthorn — Owned Outright: 27.5% Hawthorn — Mortgage: 25.6% Hawthorn — Renting: 46.8%
Kooyong 24.4% renting
Kooyong — Owned Outright: 44.9% Kooyong — Mortgage: 30.7% Kooyong — Renting: 24.4%
Owned outright Mortgage Renting

Qualifications

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

Hawthorn Kooyong
Bachelor Degree 30.2% / 31.1%
Hawthorn — Bachelor Degree: 30.2% Kooyong — Bachelor Degree: 31.1%
Postgraduate Degree 14.9% / 14.0%
Hawthorn — Postgraduate Degree: 14.9% Kooyong — Postgraduate Degree: 14.0%
Advanced Diploma / Diploma 7.5% / 8.0%
Hawthorn — Advanced Diploma / Diploma: 7.5% Kooyong — Advanced Diploma / Diploma: 8.0%
Graduate Diploma / Certificate 4.2% / 4.5%
Hawthorn — Graduate Diploma / Certificate: 4.2% Kooyong — Graduate Diploma / Certificate: 4.5%
Certificate III & IV 4.7% / 3.3%
Hawthorn — Certificate III & IV: 4.7% Kooyong — Certificate III & IV: 3.3%

Bars are drawn against the largest share shown (31.1%).

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.

Hawthorn Kooyong
England 3.1% / 3.2%
Hawthorn — England: 3.1% Kooyong — England: 3.2%
China 3.1% / 3.2%
Hawthorn — China: 3.1% Kooyong — China: 3.2%
India 3.5% / 1.1%
Hawthorn — India: 3.5% Kooyong — India: 1.1%
Malaysia 1.6% / 1.5%
Hawthorn — Malaysia: 1.6% Kooyong — Malaysia: 1.5%
Sri Lanka 0.9% / 1.0%
Hawthorn — Sri Lanka: 0.9% Kooyong — Sri Lanka: 1.0%
New Zealand 1.7% / —
Hawthorn — New Zealand: 1.7% Kooyong — New Zealand: not among its largest

Bars are drawn against the largest share shown (3.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hawthorn 59.6% flats / apartments
Hawthorn — Flats / Apartments: 59.6% Hawthorn — Houses: 24.3% Hawthorn — Townhouses: 16.1%
Kooyong 42.1% flats / apartments
Kooyong — Flats / Apartments: 42.1% Kooyong — Houses: 43.7% Kooyong — Townhouses: 14.1%
Flats / Apartments Houses Townhouses

Property market

Hawthorn Kooyong
Median house price $2,019,000 $4,400,000
Median unit price $558,000 $875,000
Median land price —
same for both
Typical days to sell (houses) 25 days
from 75 sales
 62 days
from 4 sales

Zoning mix

Hawthorn Kooyong
Residential 68% 48%
Parks and recreation 9% 26%
Infrastructure and transport 11% 22%
Commercial 8% 1%
Other and special use 4% 3%
Planning zones cover 100% of Hawthorn and 99% of Kooyong. The rest is unzoned land such as water or road reserve.
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

Hawthorn Kooyong
New dwellings approved 711
across Boroondara
 818
across Stonnington
Approvals change year on year -40% +67%

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.

Hawthorn Kooyong
Houses 3.1%
$1,250/wk on $2.1M
 —
Units 5.0%
$550/wk on $571K
 —

Ranking within VIC

Hawthorn Kooyong
House price Higher than 99% of VIC —
Income Higher than 84% of VIC Higher than 99% of VIC
Schools Higher than 47% of VIC —
Walkability Higher than 99% of VIC Higher than 97% of VIC
Affordability Higher than 1% of VIC —
EV adoption Higher than 97% of VIC Higher than 99% of VIC
NBN connectivity Higher than 92% of VIC Higher than 86% of VIC
Rental yield (houses) Higher than 17% of VIC —
Rental yield (units) Higher than 62% of VIC —

Liveability

Hawthorn Kooyong
Grade A
same for both
Score 71/100 75/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Kooyong carries more flood risk (77 vs 60).

Hawthorn Kooyong
Bushfire None
0/100
same for both
Crime High
77/100
 High
74/100
Flood Moderate
60/100
 High
77/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 10
within 5 km

Schools

Hawthorn Kooyong
Inside the suburb 11 0
Rated above peers 2 0
Rated at peers 2 0
Rated below peers 2 0
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 0.0 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 1.9 km
Full-time students aged 15–24 6.7% 5.8%

Schools in Hawthorn

  • Erasmus Primary School Independent · Primary above peers
  • Scotch College Independent · Combined above peers
  • Glenferrie Primary School Government · Primary at peers
  • St Joseph's School Catholic · Primary at peers
  • Bialik College Independent · Combined below peers
  • Hawthorn West Primary School Government · Primary below peers

Schools in Kooyong

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

Amenities in the suburb

Hawthorn Kooyong
Supermarkets 3 0
Cafes & restaurants 82 1
Parks & reserves 29 2
Childcare 13 0
GPs 12 0
Pharmacies 7 1
Hospitals 1 0
Banks & Bank@Post 7 1
Fuel stations 6 0
EV chargers 1 0
Waterways 1
same for both

Mobility

Hawthorn Kooyong
Walkability score 97/100 90/100
Distance to Melbourne 9.9 km 11.4 km
+15% vs other
Drive time (normal traffic) 18 min 17 min
Public transport score 97/100
Rail · Tram · Bus
 96/100
Rail · Tram
Peak arrivals per hour 468.5
7-9am + 5-7pm
 42.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.5%
postcode 3122
 3.2%
postcode 3144
Rooftop solar per 100 dwellings 9
postcode 3122
 13
postcode 3144

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.

Hawthorn Kooyong
Worked from Home 50.5% / 49.6%
Hawthorn — Worked from Home: 50.5% Kooyong — Worked from Home: 49.6%
Car (driver) 31.6% / 40.9%
Hawthorn — Car (driver): 31.6% Kooyong — Car (driver): 40.9%
Train 6.3% / 4.2%
Hawthorn — Train: 6.3% Kooyong — Train: 4.2%
Walked Only 5.4% / 0.8%
Hawthorn — Walked Only: 5.4% Kooyong — Walked Only: 0.8%
Tram / Light Rail 2.6% / 1.3%
Hawthorn — Tram / Light Rail: 2.6% Kooyong — Tram / Light Rail: 1.3%
Car (passenger) 1.8% / 2.1%
Hawthorn — Car (passenger): 1.8% Kooyong — Car (passenger): 2.1%

Bars are drawn against the largest share shown (50.5%).

Setting

Hawthorn Kooyong
Elevation 38 m
above sea level, at the suburb centre
 20 m
above sea level, at the suburb centre
Distance to the ocean 6.8 km 6.2 km

NBN connectivity

Hawthorn Kooyong
Connectivity score 82/100 76/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 27%
15,213 premises
 5%
430 premises

Climate

Hawthorn Kooyong
Annual rainfall 534 mm 644 mm
Summer max (Jan) 26.7°C 26.0°C
Winter min (Jul) 6.5°C 6.9°C

Air quality (annual mean)

Hawthorn Kooyong
PM2.5 7.3 µg/m³ 7.9 µg/m³
PM10 17.8 µg/m³ —
NO₂ 0.82 pphm —

Council rates

Hawthorn Kooyong
Average residential rate $2,253/yr $1,647/yr
Council Boroondara Stonnington

Federal electorate

Hawthorn Kooyong
Division Kooyong
same for both
Member Monique Ryan
same for both
Party Independent
same for both

First Home Owner Grant

Hawthorn Kooyong
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Hawthorn

Apartments Cafe Culture Easy Commute Inner Parks Professionals Trams Transport Hub Urban

Kooyong

Apartments Easy Commute Inner Luxury Parks Professionals River Trains Trams Transport Hub

More comparisons

Other comparisons with Hawthorn

Hawthorn vs Richmond Hawthorn vs Kew Hawthorn vs Hawthorn East Hawthorn vs Toorak Hawthorn vs Malvern Hawthorn vs Abbotsford

Other comparisons with Kooyong

Kooyong vs Hawthorn East Kooyong vs Toorak Kooyong vs Malvern
Full data on Hawthorn Full data on Kooyong
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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