Hepburn Springs vs Hepburn

Hepburn is the younger of the two, with a median age of 52 against 58 in Hepburn Springs. In both, the large majority of households own their home and the large majority of homes are detached houses. In Hepburn Springs, most households are people living alone. In Hepburn, about half of households are people living alone. Houses cost more in Hepburn Springs: a median of $760,000, against $639,000 in Hepburn. On these figures, Hepburn Springs tends to suit people living alone, while Hepburn suits buyers on a tighter budget.

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

Hepburn

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (31/100 vs 72/100)
  • is already more of a family suburb (43% vs 32%)
  • But Hepburn Springs has more schools inside the suburb (4 vs 1)

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

First-home buyers

Hepburn

ahead on the one thing that separates them

  • has cheaper houses ($639,000 vs $760,000)

Weighs house prices and mortgage stress.

Renters

Too close to call

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

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

Commuting to the city

Too close to call

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

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Hepburn Springs has more residents already 65 and over (33% vs 27%)
  • Hepburn carries lower crime risk (31/100 vs 72/100)

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

Where they sit

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

Hepburn Springs Hepburn
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.

Hepburn Springs Hepburn
Walkability 29 / 29
Hepburn Springs — Walkability: 29/100 Hepburn — Walkability: 29/100
Safety 28 / 69
Hepburn Springs — Safety: 28/100 Hepburn — Safety: 69/100
Low fire risk 10 / 17
Hepburn Springs — Low fire risk: 10/100 Hepburn — Low fire risk: 17/100
Low flood risk 63 / 100
Hepburn Springs — Low flood risk: 63/100 Hepburn — Low flood risk: 100/100

Demographics

Hepburn has more residents (631 vs 368); Hepburn Springs skews older (58 vs 52).

Hepburn Springs Hepburn
Population 368 631
+71% vs other
Population trend (2016 → 2021) — +5.3%
Median age 58 52
Median household income $64,064/yr $65,312/yr
+2% vs other
Median weekly rent $341/wk $350/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Hepburn Springs Hepburn
0-4 4.3% / 1.6%
Hepburn Springs — 0-4: 4.3% Hepburn — 0-4: 1.6%
5-14 2.4% / 11.6%
Hepburn Springs — 5-14: 2.4% Hepburn — 5-14: 11.6%
15-19 3.8% / 5.5%
Hepburn Springs — 15-19: 3.8% Hepburn — 15-19: 5.5%
20-24 0.8% / 1.6%
Hepburn Springs — 20-24: 0.8% Hepburn — 20-24: 1.6%
25-34 6.8% / 5.7%
Hepburn Springs — 25-34: 6.8% Hepburn — 25-34: 5.7%
35-44 10.1% / 10.9%
Hepburn Springs — 35-44: 10.1% Hepburn — 35-44: 10.9%
45-54 19.6% / 18.7%
Hepburn Springs — 45-54: 19.6% Hepburn — 45-54: 18.7%
55-64 19.6% / 17.0%
Hepburn Springs — 55-64: 19.6% Hepburn — 55-64: 17.0%
65-74 20.7% / 17.7%
Hepburn Springs — 65-74: 20.7% Hepburn — 65-74: 17.7%
75-84 10.1% / 7.0%
Hepburn Springs — 75-84: 10.1% Hepburn — 75-84: 7.0%
85+ 2.2% / 2.5%
Hepburn Springs — 85+: 2.2% Hepburn — 85+: 2.5%

Bars are drawn against the largest share shown (20.7%).

Who lives together

Household composition, 2021 Census.

Hepburn Springs 64.6% lone person
Hepburn Springs — Lone Person: 64.6% Hepburn Springs — Couple Families: 11.5% Hepburn Springs — One Parent Families: 20.4% Hepburn Springs — Group Household: 3.5%
Hepburn 51.3% lone person
Hepburn — Lone Person: 51.3% Hepburn — Couple Families: 28.8% Hepburn — One Parent Families: 14.1% Hepburn — Group Household: 5.8%
Lone Person Couple Families One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hepburn Springs 23.4% renting
Hepburn Springs — Owned Outright: 38.0% Hepburn Springs — Mortgage: 38.6% Hepburn Springs — Renting: 23.4%
Hepburn 15.1% renting
Hepburn — Owned Outright: 48.2% Hepburn — Mortgage: 36.8% Hepburn — Renting: 15.1%
Owned outright Mortgage Renting

Qualifications

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

Hepburn Springs Hepburn
Bachelor Degree 21.5% / 12.7%
Hepburn Springs — Bachelor Degree: 21.5% Hepburn — Bachelor Degree: 12.7%
Advanced Diploma / Diploma 9.8% / 11.7%
Hepburn Springs — Advanced Diploma / Diploma: 9.8% Hepburn — Advanced Diploma / Diploma: 11.7%
Certificate III & IV 9.0% / 11.9%
Hepburn Springs — Certificate III & IV: 9.0% Hepburn — Certificate III & IV: 11.9%
Postgraduate Degree 6.8% / 5.5%
Hepburn Springs — Postgraduate Degree: 6.8% Hepburn — Postgraduate Degree: 5.5%
Graduate Diploma / Certificate 4.6% / 3.0%
Hepburn Springs — Graduate Diploma / Certificate: 4.6% Hepburn — Graduate Diploma / Certificate: 3.0%

Bars are drawn against the largest share shown (21.5%).

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.

Hepburn Springs Hepburn
England 3.0% / 6.0%
Hepburn Springs — England: 3.0% Hepburn — England: 6.0%
New Zealand 1.4% / 1.4%
Hepburn Springs — New Zealand: 1.4% Hepburn — New Zealand: 1.4%
Zimbabwe 1.4% / —
Hepburn Springs — Zimbabwe: 1.4% Hepburn — Zimbabwe: not among its largest
South Africa 1.1% / —
Hepburn Springs — South Africa: 1.1% Hepburn — South Africa: not among its largest
Germany 1.1% / —
Hepburn Springs — Germany: 1.1% Hepburn — Germany: not among its largest
Ireland — / 0.8%
Hepburn Springs — Ireland: not among its largest Hepburn — Ireland: 0.8%
Malaysia — / 0.5%
Hepburn Springs — Malaysia: not among its largest Hepburn — Malaysia: 0.5%
Italy — / 0.5%
Hepburn Springs — Italy: not among its largest Hepburn — Italy: 0.5%

Bars are drawn against the largest share shown (6.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hepburn Springs 90.2% houses
Hepburn Springs — Houses: 90.2% Hepburn Springs — Flats / Apartments: 6.3% Hepburn Springs — Townhouses: 3.4%
Hepburn 98.2% houses
Hepburn — Houses: 98.2% Hepburn — Flats / Apartments: 1.8% Hepburn — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Hepburn Springs Hepburn
Median house price $760,000 $639,000
Median unit price —
same for both
Median land price — $319,000
Typical days to sell (houses) 47 days
from 7 sales
 48 days
from 8 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.

Hepburn Springs Hepburn
2 bed $520K / $510K
Hepburn Springs — 2 bed: $520K (5 sales) Hepburn — 2 bed: $510K (5 sales)

5 vs 5 sales

3 bed $825K / $656K
Hepburn Springs — 3 bed: $825K (12 sales) Hepburn — 3 bed: $656K (12 sales)

12 vs 12 sales

Zoning mix

Hepburn has more rural and farming land (36% vs 0%); Hepburn Springs has more land zoned for conservation (31% vs 6%).

Hepburn Springs Hepburn
Residential 59% 28%
Rural and farming 0% 36%
Environmental 31% 6%
Parks and recreation 4% 17%
Other and special use 0% 11%
Infrastructure and transport 4% 2%
Commercial 1% 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

Hepburn Springs Hepburn
New dwellings approved 104
across Hepburn
same for both
Approvals change year on year -6%
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.

Hepburn Springs Hepburn
Houses 4.4%
$650/wk on $775K
 —
Units —
same for both

Ranking within VIC

Hepburn Springs Hepburn
House price Higher than 47% of VIC Higher than 19% of VIC
Income Higher than 25% of VIC Higher than 26% of VIC
Schools Higher than 84% of VIC —
Walkability Higher than 82% of VIC
same for both
Affordability Higher than 28% of VIC Higher than 63% of VIC
EV adoption Higher than 87% of VIC Higher than 86% of VIC
NBN connectivity Higher than 76% of VIC Higher than 77% of VIC
Rental yield (houses) Higher than 87% of VIC —

Liveability

Hepburn Springs Hepburn
Grade — C
Score — 46/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 4/10

Risk profile

Hepburn Springs carries more flood risk (37 vs 0); Hepburn Springs carries more crime risk (72 vs 31).

Hepburn Springs Hepburn
Bushfire High
90/100
 High
83/100
Crime High
72/100
 Low
31/100
Flood Low
37/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Hepburn Springs Hepburn
Inside the suburb 4 1
Rated above peers 2 1
Rated at peers 1 0
Rated below peers 1 0

Schools in Hepburn Springs

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

Schools in Hepburn

  • Hepburn Primary School Government · Primary above peers

Amenities in the suburb

Hepburn Springs Hepburn
Cafes & restaurants 2 0
Childcare 0 1
Waterways 0 3

Mobility

Hepburn Springs Hepburn
Walkability score 29/100
same for both
Distance to Melbourne 116.1 km 116.4 km
Drive time (normal traffic) 95 min 94 min
Electric vehicle share 1.4%
postcode 3461
same for both
Rooftop solar per 100 dwellings 48
postcode 3461
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.

Hepburn Springs Hepburn
Car (driver) 51.4% / 65.7%
Hepburn Springs — Car (driver): 51.4% Hepburn — Car (driver): 65.7%
Worked from Home 41.2% / 25.3%
Hepburn Springs — Worked from Home: 41.2% Hepburn — Worked from Home: 25.3%
Car (passenger) 2.7% / 6.9%
Hepburn Springs — Car (passenger): 2.7% Hepburn — Car (passenger): 6.9%
Walked Only 4.7% / —
Hepburn Springs — Walked Only: 4.7% Hepburn — Walked Only: not among its largest
Bus — / 2.0%
Hepburn Springs — Bus: not among its largest Hepburn — Bus: 2.0%

Bars are drawn against the largest share shown (65.7%).

Setting

Hepburn Springs Hepburn
Elevation 490 m
above sea level, at the suburb centre
 481 m
above sea level, at the suburb centre

NBN connectivity

Hepburn Springs Hepburn
Connectivity score 63/100 66/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 33%
392 premises
 39%
394 premises

Climate

Hepburn Springs Hepburn
Annual rainfall 531 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Hepburn Springs Hepburn
Average residential rate $1,748/yr
same for both
Council Hepburn
same for both

Federal electorate

Hepburn Springs Hepburn
Division Ballarat
same for both
Member Catherine King
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Hepburn Springs Hepburn
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Hepburn Springs

Acreage Retirees River

Hepburn

Acreage Quiet Retirees

More comparisons

Other comparisons with Hepburn Springs

Hepburn Springs vs Daylesford

Other comparisons with Hepburn

Hepburn vs Daylesford Hepburn vs Shepherds Flat
Full data on Hepburn Springs Full data on Hepburn
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or