Heathmont vs Bayswater

Bayswater is the younger of the two, with a median age of 38 against 41 in Heathmont. In both, most households own their home and most 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 $900,000 in Bayswater, and rent is higher there too. Heathmont is closer to the city centre: 30.6 km, against 34.5 km. On these figures, Heathmont tends to suit couples, while Bayswater suits people living alone.

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 4 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 1)
  • carries lower crime risk (41/100 vs 77/100)
  • has more separate houses rather than flats (94% vs 62%)
  • But Bayswater has more parks and reserves (16 vs 13)

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

First-home buyers

Bayswater

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($900,000 vs $1,045,000)
  • has cheaper units ($677,500 vs $770,000)

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

Renters

Bayswater

ahead on the one thing that separates them

  • has a bigger rental market to choose from (34% vs 18%)

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

Commuting to the city

Heathmont

ahead on the one thing that separates them

  • sits closer to the CBD (30.6 km vs 34.5 km)

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

Downsizers and retirees

Bayswater

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (38% vs 6%)
  • has more GPs (5 vs 2)
  • But Heathmont carries lower crime risk (41/100 vs 77/100)

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 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
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
Walkability 85 / 91
Heathmont — Walkability: 85/100 Bayswater — Walkability: 91/100
Safety 59 / 23
Heathmont — Safety: 59/100 Bayswater — Safety: 23/100
Low fire risk 100 / 83
Heathmont — Low fire risk: 100/100 Bayswater — Low fire risk: 83/100
Low flood risk 79 / 41
Heathmont — Low flood risk: 79/100 Bayswater — Low flood risk: 41/100

Demographics

Heathmont has higher household incomes ($111,280 vs $83,096); Heathmont skews older (41 vs 38).

Heathmont Bayswater
Population 9,933 12,262
+23% vs other
Population trend (2016 → 2021) +2.5% +4.3%
Median age 41 38
Median household income $111,280/yr
+25% vs other
 $83,096/yr
Median weekly rent $400/wk
+6% vs other
 $375/wk

Age profile

Share of residents in each band, 2021 Census.

Heathmont Bayswater
0-4 5.8% / 5.8%
Heathmont — 0-4: 5.8% Bayswater — 0-4: 5.8%
5-14 13.5% / 10.6%
Heathmont — 5-14: 13.5% Bayswater — 5-14: 10.6%
15-19 6.3% / 4.5%
Heathmont — 15-19: 6.3% Bayswater — 15-19: 4.5%
20-24 5.0% / 5.9%
Heathmont — 20-24: 5.0% Bayswater — 20-24: 5.9%
25-34 10.2% / 16.4%
Heathmont — 25-34: 10.2% Bayswater — 25-34: 16.4%
35-44 15.0% / 15.9%
Heathmont — 35-44: 15.0% Bayswater — 35-44: 15.9%
45-54 14.8% / 12.2%
Heathmont — 45-54: 14.8% Bayswater — 45-54: 12.2%
55-64 11.4% / 10.8%
Heathmont — 55-64: 11.4% Bayswater — 55-64: 10.8%
65-74 9.5% / 8.9%
Heathmont — 65-74: 9.5% Bayswater — 65-74: 8.9%
75-84 6.1% / 6.2%
Heathmont — 75-84: 6.1% Bayswater — 75-84: 6.2%
85+ 2.2% / 2.8%
Heathmont — 85+: 2.2% Bayswater — 85+: 2.8%

Bars are drawn against the largest share shown (16.4%).

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 38.0% couple families
Bayswater — Couple Families: 38.0% Bayswater — Lone Person: 37.7% Bayswater — One Parent Families: 17.8% Bayswater — Group Household: 4.9% Bayswater — Other Families: 1.7%
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 34.5% renting
Bayswater — Owned Outright: 28.3% Bayswater — Mortgage: 37.2% Bayswater — Renting: 34.5%
Owned outright Mortgage Renting

Qualifications

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

Heathmont Bayswater
Bachelor Degree 18.6% / 14.7%
Heathmont — Bachelor Degree: 18.6% Bayswater — Bachelor Degree: 14.7%
Certificate III & IV 10.8% / 13.8%
Heathmont — Certificate III & IV: 10.8% Bayswater — Certificate III & IV: 13.8%
Advanced Diploma / Diploma 8.8% / 8.6%
Heathmont — Advanced Diploma / Diploma: 8.8% Bayswater — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 7.3% / 5.6%
Heathmont — Postgraduate Degree: 7.3% Bayswater — Postgraduate Degree: 5.6%
Graduate Diploma / Certificate 3.6% / 1.9%
Heathmont — Graduate Diploma / Certificate: 3.6% Bayswater — Graduate Diploma / Certificate: 1.9%

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
China 2.8% / 5.4%
Heathmont — China: 2.8% Bayswater — China: 5.4%
India 2.5% / 4.0%
Heathmont — India: 2.5% Bayswater — India: 4.0%
England 3.4% / 2.7%
Heathmont — England: 3.4% Bayswater — England: 2.7%
Malaysia 1.1% / 2.0%
Heathmont — Malaysia: 1.1% Bayswater — Malaysia: 2.0%
New Zealand 1.0% / 1.2%
Heathmont — New Zealand: 1.0% Bayswater — New Zealand: 1.2%
Philippines — / 1.8%
Heathmont — Philippines: not among its largest Bayswater — Philippines: 1.8%

Bars are drawn against the largest share shown (5.4%).

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 61.7% houses
Bayswater — Houses: 61.7% Bayswater — Townhouses: 27.3% Bayswater — Flats / Apartments: 11.0%
Houses Townhouses Flats / Apartments

Property market

Heathmont Bayswater
Median house price $1,045,000 $900,000
Median unit price $770,000 $677,500
Median land price $805,000 $800,000
Typical days to sell (houses) 20 days
from 64 sales
 24 days
from 158 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
2 bed $728K / $615K
Heathmont — 2 bed: $728K (8 sales) Bayswater — 2 bed: $615K (73 sales)

8 vs 73 sales

3 bed $860K / $760K
Heathmont — 3 bed: $860K (18 sales) Bayswater — 3 bed: $760K (45 sales)

18 vs 45 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
2 bed $821K / $718K
Heathmont — 2 bed: $821K (14 sales) Bayswater — 2 bed: $718K (9 sales)

14 vs 9 sales

3 bed $992K / $860K
Heathmont — 3 bed: $992K (85 sales) Bayswater — 3 bed: $860K (129 sales)

85 vs 129 sales

4 bed $1.24M / $980K
Heathmont — 4 bed: $1.24M (41 sales) Bayswater — 4 bed: $980K (78 sales)

41 vs 78 sales

5 bed $1.28M / $1.11M
Heathmont — 5 bed: $1.28M (12 sales) Bayswater — 5 bed: $1.11M (12 sales)

12 vs 12 sales

Zoning mix

Bayswater has more industrially zoned land (32% vs 0%).

Heathmont Bayswater
Residential 81% 50%
Industrial 0% 32%
Infrastructure and transport 13% 11%
Parks and recreation 5%
same for both
Commercial 1% 2%
Rural and farming 0% 1%
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
New dwellings approved 328
across Maroondah
 577
across Knox
Approvals change year on year -74% -14%

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
Houses 3.6%
$650/wk on $945K
 4.0%
$660/wk on $855K
Units 4.2%
$582/wk on $725K
 4.5%
$580/wk on $672K

Ranking within VIC

Heathmont Bayswater
House price Higher than 69% of VIC Higher than 68% of VIC
Income Higher than 84% of VIC Higher than 51% of VIC
Schools Higher than 83% of VIC Higher than 49% of VIC
Walkability Higher than 94% of VIC Higher than 97% of VIC
Affordability Higher than 54% of VIC Higher than 25% of VIC
EV adoption Higher than 90% of VIC Higher than 70% of VIC
NBN connectivity Higher than 84% of VIC Higher than 83% of VIC
Rental yield (houses) Higher than 40% of VIC Higher than 69% of VIC
Rental yield (units) Higher than 15% of VIC Higher than 31% of VIC

Liveability

Heathmont scores higher overall (84 vs 51).

Heathmont Bayswater
Grade A+ B
Score 84/100 51/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Bayswater carries more bushfire risk (17 vs 0); Bayswater carries more flood risk (59 vs 21).

Heathmont Bayswater
Bushfire None
0/100
 Low
17/100
Crime Moderate
41/100
 High
77/100
Flood Low
21/100
 Moderate
59/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 11
within 5 km
 13
within 5 km

Schools

Heathmont Bayswater
Inside the suburb 4 5
Rated above peers 2 1
Rated at peers 1 2
Rated below peers 1 2

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

  • Bayswater South Primary School Government · Primary above peers
  • Bayswater Primary School Government · Primary at peers
  • Our Lady of Lourdes School Catholic · Primary at peers
  • Bayswater Secondary College Government · Secondary below peers
  • Bayswater West Primary School Government · Primary below peers

Amenities in the suburb

Heathmont Bayswater
Supermarkets 4
same for both
Cafes & restaurants 12 21
Parks & reserves 13 16
Childcare 11 10
GPs 2 5
Pharmacies 1 3
Banks & Bank@Post 1 4
Fuel stations 0 5
EV chargers 0 1
Waterways 3 5

Mobility

Bayswater sits further from the CBD (34.5 km vs 30.6 km).

Heathmont Bayswater
Walkability score 85/100 91/100
Distance to Melbourne 30.6 km 34.5 km
+13% vs other
Drive time (normal traffic) 33 min 37 min
Public transport score 93/100
Rail · Bus
same for both
Peak arrivals per hour 53.8
7-9am + 5-7pm
 129.5
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
Car (driver) 52.4% / 62.3%
Heathmont — Car (driver): 52.4% Bayswater — Car (driver): 62.3%
Worked from Home 39.4% / 27.4%
Heathmont — Worked from Home: 39.4% Bayswater — Worked from Home: 27.4%
Car (passenger) 3.3% / 4.1%
Heathmont — Car (passenger): 3.3% Bayswater — Car (passenger): 4.1%
Train 3.1% / 3.6%
Heathmont — Train: 3.1% Bayswater — Train: 3.6%
Walked Only 1.0% / 1.3%
Heathmont — Walked Only: 1.0% Bayswater — Walked Only: 1.3%

Bars are drawn against the largest share shown (62.3%).

Setting

Heathmont Bayswater
Elevation 138 m
above sea level, at the suburb centre
 117 m
above sea level, at the suburb centre
Distance to the ocean 23.7 km 23.9 km

NBN connectivity

Heathmont Bayswater
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
4,167 premises
 11%
7,714 premises

Climate

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

Council rates

Heathmont Bayswater
Average residential rate $1,715/yr $1,732/yr
Council Maroondah Knox

Federal electorate

Heathmont Bayswater
Division Aston
same for both
Member Mary Doyle
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Heathmont Bayswater
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

Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Heathmont

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

Other comparisons with Bayswater

Bayswater vs Boronia Bayswater vs Wantirna South Bayswater vs Wantirna Bayswater vs Bayswater North
Full data on Heathmont Full data on Bayswater
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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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