Heathmont vs Bayswater North

Bayswater North is the younger of the two, with a median age of 38 against 41 in Heathmont. In both, most households own their home and the large majority of homes are detached houses. In Heathmont, about half of households are couple families. Houses cost more in Heathmont: a median of $1.04 million, against $915,000 in Bayswater North, and rent is higher there too. Heathmont is closer to the city centre: 30.6 km, against 35 km. On these figures, Heathmont tends to suit 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

Heathmont

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 1)
  • has more childcare (11 vs 5)
  • carries lower crime risk (41/100 vs 79/100)

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

First-home buyers

Bayswater North

ahead on 2 of the 4 things we measure here

  • has cheaper units ($635,000 vs $770,000)
  • has cheaper houses ($915,000 vs $1,045,000)
  • But Heathmont has cheaper land ($805,000 vs $935,000)

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

Renters

Bayswater North

ahead on the one thing that separates them

  • has cheaper rent ($360/wk vs $400/wk)

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

Commuting to the city

Heathmont

ahead on 3 of the 4 things we measure here

  • is more walkable (85/100 vs 62/100)
  • has a shorter drive in (33 min vs 39 min)
  • sits closer to the CBD (30.6 km vs 35 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Heathmont carries lower crime risk (41/100 vs 79/100)
  • Bayswater North has more units and townhouses to downsize into (20% vs 6%)

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

Investors

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

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

Heathmont Bayswater North
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.

Heathmont Bayswater North
Walkability 85 / 62
Heathmont — Walkability: 85/100 Bayswater North — Walkability: 62/100
Safety 59 / 21
Heathmont — Safety: 59/100 Bayswater North — Safety: 21/100
Low fire risk 100 / 100
Heathmont — Low fire risk: 100/100 Bayswater North — Low fire risk: 100/100
Low flood risk 79 / 100
Heathmont — Low flood risk: 79/100 Bayswater North — Low flood risk: 100/100

Demographics

Heathmont has higher household incomes ($111,280 vs $87,100); Heathmont rents higher ($400/wk vs $360/wk).

Heathmont Bayswater North
Population 9,933
+9% vs other
 9,014
Population trend (2016 → 2021) +2.5% +2.6%
Median age 41 38
Median household income $111,280/yr
+22% vs other
 $87,100/yr
Median weekly rent $400/wk
+10% vs other
 $360/wk

Age profile

Share of residents in each band, 2021 Census.

Heathmont Bayswater North
0-4 5.8% / 6.4%
Heathmont — 0-4: 5.8% Bayswater North — 0-4: 6.4%
5-14 13.5% / 12.3%
Heathmont — 5-14: 13.5% Bayswater North — 5-14: 12.3%
15-19 6.3% / 4.9%
Heathmont — 15-19: 6.3% Bayswater North — 15-19: 4.9%
20-24 5.0% / 5.1%
Heathmont — 20-24: 5.0% Bayswater North — 20-24: 5.1%
25-34 10.2% / 14.8%
Heathmont — 25-34: 10.2% Bayswater North — 25-34: 14.8%
35-44 15.0% / 16.3%
Heathmont — 35-44: 15.0% Bayswater North — 35-44: 16.3%
45-54 14.8% / 12.5%
Heathmont — 45-54: 14.8% Bayswater North — 45-54: 12.5%
55-64 11.4% / 11.6%
Heathmont — 55-64: 11.4% Bayswater North — 55-64: 11.6%
65-74 9.5% / 8.9%
Heathmont — 65-74: 9.5% Bayswater North — 65-74: 8.9%
75-84 6.1% / 4.2%
Heathmont — 75-84: 6.1% Bayswater North — 75-84: 4.2%
85+ 2.2% / 2.8%
Heathmont — 85+: 2.2% Bayswater North — 85+: 2.8%

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

Who lives together

Household composition, 2021 Census.

Heathmont 53.9% couple families
Heathmont — Couple Families: 53.9% Heathmont — Lone Person: 28.8% Heathmont — One Parent Families: 13.2% Heathmont — Group Household: 2.9% Heathmont — Other Families: 1.3%
Bayswater North 43.1% couple families
Bayswater North — Couple Families: 43.1% Bayswater North — Lone Person: 34.8% Bayswater North — One Parent Families: 17.3% Bayswater North — Group Household: 3.2% Bayswater North — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Heathmont 18.2% renting
Heathmont — Owned Outright: 38.9% Heathmont — Mortgage: 42.9% Heathmont — Renting: 18.2%
Bayswater North 25.1% renting
Bayswater North — Owned Outright: 28.6% Bayswater North — Mortgage: 46.3% Bayswater North — Renting: 25.1%
Owned outright Mortgage Renting

Qualifications

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

Heathmont Bayswater North
Bachelor Degree 18.6% / 12.6%
Heathmont — Bachelor Degree: 18.6% Bayswater North — Bachelor Degree: 12.6%
Certificate III & IV 10.8% / 14.8%
Heathmont — Certificate III & IV: 10.8% Bayswater North — Certificate III & IV: 14.8%
Advanced Diploma / Diploma 8.8% / 8.7%
Heathmont — Advanced Diploma / Diploma: 8.8% Bayswater North — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 7.3% / 4.0%
Heathmont — Postgraduate Degree: 7.3% Bayswater North — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate 3.6% / 2.1%
Heathmont — Graduate Diploma / Certificate: 3.6% Bayswater North — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (18.6%).

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.

Heathmont Bayswater North
England 3.4% / 3.2%
Heathmont — England: 3.4% Bayswater North — England: 3.2%
India 2.5% / 3.2%
Heathmont — India: 2.5% Bayswater North — India: 3.2%
China 2.8% / 2.4%
Heathmont — China: 2.8% Bayswater North — China: 2.4%
New Zealand 1.0% / 1.2%
Heathmont — New Zealand: 1.0% Bayswater North — New Zealand: 1.2%
Malaysia 1.1% / 1.0%
Heathmont — Malaysia: 1.1% Bayswater North — Malaysia: 1.0%
Sri Lanka 0.5% / 1.2%
Heathmont — Sri Lanka: 0.5% Bayswater North — Sri Lanka: 1.2%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Heathmont 93.5% houses
Heathmont — Houses: 93.5% Heathmont — Townhouses: 6.0% Heathmont — Flats / Apartments: 0.5%
Bayswater North 79.6% houses
Bayswater North — Houses: 79.6% Bayswater North — Townhouses: 18.4% Bayswater North — Flats / Apartments: 2.0%
Houses Townhouses Flats / Apartments

Property market

Heathmont Bayswater North
Median house price $1,045,000 $915,000
Median unit price $770,000 $635,000
Median land price $805,000 $935,000
Typical days to sell (houses) 20 days
from 64 sales
 20 days
from 73 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.

Heathmont Bayswater North
2 bed $728K / $606K
Heathmont — 2 bed: $728K (8 sales) Bayswater North — 2 bed: $606K (57 sales)

8 vs 57 sales

3 bed $860K / $734K
Heathmont — 3 bed: $860K (18 sales) Bayswater North — 3 bed: $734K (20 sales)

18 vs 20 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.

Heathmont Bayswater North
2 bed $821K / $740K
Heathmont — 2 bed: $821K (14 sales) Bayswater North — 2 bed: $740K (11 sales)

14 vs 11 sales

3 bed $992K / $874K
Heathmont — 3 bed: $992K (85 sales) Bayswater North — 3 bed: $874K (81 sales)

85 vs 81 sales

4 bed $1.24M / $1.01M
Heathmont — 4 bed: $1.24M (41 sales) Bayswater North — 4 bed: $1.01M (45 sales)

41 vs 45 sales

Zoning mix

Bayswater North has more industrially zoned land (37% vs 0%).

Heathmont Bayswater North
Residential 81% 50%
Industrial 0% 37%
Infrastructure and transport 13% 10%
Parks and recreation 5% 2%
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

Heathmont Bayswater North
New dwellings approved 328
across Maroondah
same for both
Approvals change year on year -74%
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.

Heathmont Bayswater North
Houses 3.6%
$650/wk on $945K
 4.0%
$660/wk on $868K
Units 4.2%
$582/wk on $725K
 4.6%
$522/wk on $595K

Ranking within VIC

Heathmont Bayswater North
House price Higher than 69% of VIC Higher than 64% of VIC
Income Higher than 84% of VIC Higher than 57% of VIC
Schools Higher than 83% of VIC —
Walkability Higher than 94% of VIC Higher than 88% of VIC
Affordability Higher than 54% of VIC Higher than 38% of VIC
EV adoption Higher than 90% of VIC Higher than 70% of VIC
NBN connectivity Higher than 84% of VIC Higher than 81% of VIC
Rental yield (houses) Higher than 40% of VIC Higher than 65% of VIC
Rental yield (units) Higher than 15% of VIC Higher than 36% of VIC

Liveability

Heathmont is more walkable (85 vs 62); Heathmont scores higher overall (84 vs 65).

Heathmont Bayswater North
Grade A+ B
Score 84/100 65/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Heathmont carries more flood risk (21 vs 0); Bayswater North carries more crime risk (79 vs 41).

Heathmont Bayswater North
Bushfire None
0/100
same for both
Crime Moderate
41/100
 High
79/100
Flood Low
21/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 11
within 5 km
 15
within 5 km

Schools

Heathmont Bayswater North
Inside the suburb 4 1
Rated above peers 2 0
Rated at peers 1
same for both
Rated below peers 1 0

Schools in Heathmont

  • Great Ryrie Primary School Government · Primary above peers
  • Heathmont East Primary School Government · Primary above peers
  • Heathmont College Government · Secondary at peers
  • Marlborough Primary School Government · Primary below peers

Schools in Bayswater North

  • Bayswater North Primary School Government · Primary at peers

Amenities in the suburb

Heathmont Bayswater North
Supermarkets 4 1
Cafes & restaurants 12 3
Parks & reserves 13 10
Childcare 11 5
GPs 2 4
Pharmacies 1
same for both
Banks & Bank@Post 1 0
Fuel stations 0 6
EV chargers 0 1
Waterways 3 13

Mobility

Bayswater North sits further from the CBD (35 km vs 30.6 km).

Heathmont Bayswater North
Walkability score 85/100 62/100
Distance to Melbourne 30.6 km 35 km
+14% vs other
Drive time (normal traffic) 33 min 39 min
Public transport score 93/100
Rail · Bus
 77/100
Bus
Peak arrivals per hour 53.8
7-9am + 5-7pm
 149.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.6%
postcode 3135
 0.8%
postcode 3153
Rooftop solar per 100 dwellings 29
postcode 3135
 34
postcode 3153

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.

Heathmont Bayswater North
Car (driver) 52.4% / 65.8%
Heathmont — Car (driver): 52.4% Bayswater North — Car (driver): 65.8%
Worked from Home 39.4% / 25.8%
Heathmont — Worked from Home: 39.4% Bayswater North — Worked from Home: 25.8%
Car (passenger) 3.3% / 3.6%
Heathmont — Car (passenger): 3.3% Bayswater North — Car (passenger): 3.6%
Train 3.1% / 2.3%
Heathmont — Train: 3.1% Bayswater North — Train: 2.3%
Walked Only 1.0% / 1.0%
Heathmont — Walked Only: 1.0% Bayswater North — Walked Only: 1.0%

Bars are drawn against the largest share shown (65.8%).

Setting

Heathmont Bayswater North
Elevation 138 m
above sea level, at the suburb centre
 109 m
above sea level, at the suburb centre
Distance to the ocean 23.7 km 26.5 km

NBN connectivity

Heathmont Bayswater North
Connectivity score 76/100 73/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
4,167 premises
 9%
4,759 premises

Climate

Heathmont Bayswater North
Annual rainfall 777 mm
same for both
Summer max (Jan) 26.9°C
same for both
Winter min (Jul) 6.3°C
same for both

Air quality (annual mean)

Heathmont Bayswater North
PM2.5 —
same for both
PM10 15.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Heathmont Bayswater North
Average residential rate $1,715/yr
same for both
Council Maroondah
same for both

Federal electorate

Heathmont Bayswater North
Division Aston Deakin
Member Mary Doyle Matt Gregg
Party Australian Labor Party
same for both

First Home Owner Grant

Heathmont Bayswater North
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Heathmont

Easy Commute Outer Parks Professionals Transport Hub

Bayswater North

Outer Parks Quiet

More comparisons

Other comparisons with Heathmont

Heathmont vs Ringwood Heathmont vs Wantirna Heathmont vs Bayswater Heathmont vs Ringwood East

Other comparisons with Bayswater North

Bayswater North vs Boronia Bayswater North vs Bayswater Bayswater North vs Kilsyth Bayswater North vs Ringwood East Bayswater North vs Croydon South Bayswater North vs Kilsyth South
Full data on Heathmont Full data on Bayswater North
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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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