Horsham vs Vectis

In both, most households own their home and the large majority of homes are detached houses. In Horsham, about half of households are people living alone. In Vectis, most households are couple families. On these figures, Horsham tends to suit people living alone and older residents, while Vectis suits 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

They split

one each way, out of the 6 things we measure here

  • Horsham has more childcare (11 vs 0)
  • Vectis is already more of a family suburb (80% vs 47%)

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

First-home buyers

Vectis

ahead on the one thing that separates them

  • leaves households under less mortgage stress (14% vs 21%)

Weighs mortgage stress.

Renters

Vectis

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (11% vs 19%)
  • has cheaper rent ($225/wk vs $245/wk)
  • But Horsham has a bigger rental market to choose from (31% vs 6%)

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

Commuting to the city

Horsham

ahead on 3 of the 3 things we measure here

  • is more walkable (88/100 vs 0/100)
  • has a shorter drive in (206 min vs 216 min)
  • sits closer to the CBD (299.5 km vs 311.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Horsham

ahead on 3 of the 4 things we measure here

  • is more walkable (88/100 vs 0/100)
  • has more GPs (8 vs 0)
  • has more residents already 65 and over (23% vs 12%)
  • But Vectis carries lower crime risk (53/100 vs 85/100)

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

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

Horsham Vectis
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.

Horsham Vectis
Walkability 88 / 0
Horsham — Walkability: 88/100 Vectis — Walkability: 0/100
Safety 15 / 47
Horsham — Safety: 15/100 Vectis — Safety: 47/100
Low fire risk 45 / 59
Horsham — Low fire risk: 45/100 Vectis — Low fire risk: 59/100
Low flood risk 22 / 42
Horsham — Low flood risk: 22/100 Vectis — Low flood risk: 42/100

Demographics

Horsham has more residents (15,134 vs 184); Vectis has higher household incomes ($109,408 vs $67,288).

Horsham Vectis
Population 15,134
+99% vs other
 184
Population trend (2016 → 2021) +4.1% +2.8%
Median age 40 42
Median household income $67,288/yr $109,408/yr
+63% vs other
Median weekly rent $245/wk
+8% vs other
 $225/wk

Age profile

Share of residents in each band, 2021 Census.

Horsham Vectis
0-4 6.1% / 2.7%
Horsham — 0-4: 6.1% Vectis — 0-4: 2.7%
5-14 12.2% / 17.4%
Horsham — 5-14: 12.2% Vectis — 5-14: 17.4%
15-19 5.5% / 8.2%
Horsham — 15-19: 5.5% Vectis — 15-19: 8.2%
20-24 6.0% / 7.6%
Horsham — 20-24: 6.0% Vectis — 20-24: 7.6%
25-34 13.9% / 4.3%
Horsham — 25-34: 13.9% Vectis — 25-34: 4.3%
35-44 11.2% / 13.6%
Horsham — 35-44: 11.2% Vectis — 35-44: 13.6%
45-54 10.5% / 16.8%
Horsham — 45-54: 10.5% Vectis — 45-54: 16.8%
55-64 12.2% / 17.9%
Horsham — 55-64: 12.2% Vectis — 55-64: 17.9%
65-74 11.1% / 7.6%
Horsham — 65-74: 11.1% Vectis — 65-74: 7.6%
75-84 7.8% / 4.9%
Horsham — 75-84: 7.8% Vectis — 75-84: 4.9%
85+ 3.8% / —
Horsham — 85+: 3.8% Vectis — 85+: not among its largest

Bars are drawn against the largest share shown (17.9%).

Who lives together

Household composition, 2021 Census.

Horsham 31.4% couple families
Horsham — Couple Families: 31.4% Horsham — Lone Person: 47.2% Horsham — One Parent Families: 15.7% Horsham — Group Household: 4.4% Horsham — Other Families: 1.3%
Vectis 70.7% couple families
Vectis — Couple Families: 70.7% Vectis — Lone Person: 19.5% Vectis — One Parent Families: 9.8% Vectis — Group Household: 0.0% Vectis — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Horsham 30.8% renting
Horsham — Owned Outright: 37.4% Horsham — Mortgage: 31.7% Horsham — Renting: 30.8%
Vectis 5.6% renting
Vectis — Owned Outright: 57.4% Vectis — Mortgage: 37.0% Vectis — Renting: 5.6%
Owned outright Mortgage Renting

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.

Horsham Vectis
England 1.0% / 1.6%
Horsham — England: 1.0% Vectis — England: 1.6%
India 1.1% / —
Horsham — India: 1.1% Vectis — India: not among its largest
Philippines 0.7% / —
Horsham — Philippines: 0.7% Vectis — Philippines: not among its largest
New Zealand 0.5% / —
Horsham — New Zealand: 0.5% Vectis — New Zealand: not among its largest
Italy 0.4% / —
Horsham — Italy: 0.4% Vectis — Italy: not among its largest

Bars are drawn against the largest share shown (1.6%).

Qualifications

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

Horsham Vectis
Certificate III & IV 16.5% / 24.5%
Horsham — Certificate III & IV: 16.5% Vectis — Certificate III & IV: 24.5%
Advanced Diploma / Diploma 7.2% / 7.6%
Horsham — Advanced Diploma / Diploma: 7.2% Vectis — Advanced Diploma / Diploma: 7.6%
Bachelor Degree 8.3% / 4.9%
Horsham — Bachelor Degree: 8.3% Vectis — Bachelor Degree: 4.9%
Postgraduate Degree 2.2% / —
Horsham — Postgraduate Degree: 2.2% Vectis — Postgraduate Degree: not among its largest
Graduate Diploma / Certificate 1.6% / —
Horsham — Graduate Diploma / Certificate: 1.6% Vectis — Graduate Diploma / Certificate: not among its largest

Bars are drawn against the largest share shown (24.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Horsham 88.6% houses
Horsham — Houses: 88.6% Horsham — Flats / Apartments: 5.9% Horsham — Townhouses: 5.4%
Vectis 100.0% houses
Vectis — Houses: 100.0% Vectis — Flats / Apartments: 0.0% Vectis — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Horsham Vectis
Median house price $457,500 —
Median unit price $345,110 —
Median land price $367,000 —
Typical days to sell (houses) 20 days
from 169 sales
 —

Zoning mix

Vectis has more rural and farming land (95% vs 25%); Horsham has more industrially zoned land (10% vs 0%).

Horsham Vectis
Rural and farming 25% 95%
Residential 43% 0%
Industrial 10% 0%
Parks and recreation 9% 2%
Infrastructure and transport 7% 2%
Commercial 5% 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

Horsham Vectis
New dwellings approved 94
across Horsham
same for both
Approvals change year on year +57%
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.

Horsham Vectis
Houses 4.7%
$470/wk on $519K
 —
Units 5.4%
$375/wk on $359K
 —

Ranking within VIC

Horsham Vectis
House price Higher than 10% of VIC —
Income Higher than 28% of VIC Higher than 82% of VIC
Schools Higher than 35% of VIC —
Walkability Higher than 95% of VIC Higher than 64% of VIC
Affordability Higher than 86% of VIC —
EV adoption Higher than 13% of VIC Higher than 11% of VIC
NBN connectivity Higher than 78% of VIC Higher than 72% of VIC
Rental yield (houses) Higher than 94% of VIC —
Rental yield (units) Higher than 80% of VIC —

Liveability

Horsham is more walkable (88 vs 0).

Horsham Vectis
Grade D —
Score 28/100 —
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 7/10

Risk profile

Horsham carries more crime risk (85 vs 53); Horsham carries more flood risk (78 vs 58).

Horsham Vectis
Bushfire Moderate
55/100
 Moderate
41/100
Crime High
85/100
 Moderate
53/100
Flood High
78/100
 Moderate
58/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 0
within 5 km

Schools

Horsham Vectis
Inside the suburb 10 0
Rated above peers 1 0
Rated at peers 3 0
Rated below peers 1 0

Schools in Horsham

  • Horsham West and Haven Primary School Government · Primary above peers
  • Horsham College Government · Secondary at peers
  • Horsham Primary School Government · Primary at peers
  • St Brigid's College Catholic · Secondary at peers
  • St Michael and John's Primary School Catholic · Primary below peers
  • Holy Trinity Lutheran College Independent · Combined

Schools in Vectis

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

Amenities in the suburb

Horsham Vectis
Supermarkets 3 0
Cafes & restaurants 11 0
Parks & reserves 22 2
Childcare 11 0
GPs 8 0
Pharmacies 4 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 7 0
Fuel stations 9 0
EV chargers 2 0
Waterways 3 1

Mobility

Vectis sits further from the CBD (311.6 km vs 299.5 km).

Horsham Vectis
Walkability score 88/100 0/100
Distance to Melbourne 299.5 km 311.6 km
+4% vs other
Drive time (normal traffic) 206 min 216 min
Electric vehicle share 0.2%
postcode 3400
 0.2%
postcode 3401
Rooftop solar per 100 dwellings 32
postcode 3400
 52
postcode 3401

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.

Horsham Vectis
Car (driver) 78.7% / 73.9%
Horsham — Car (driver): 78.7% Vectis — Car (driver): 73.9%
Worked from Home 9.1% / 18.5%
Horsham — Worked from Home: 9.1% Vectis — Worked from Home: 18.5%
Car (passenger) 5.7% / 7.6%
Horsham — Car (passenger): 5.7% Vectis — Car (passenger): 7.6%
Walked Only 4.7% / —
Horsham — Walked Only: 4.7% Vectis — Walked Only: not among its largest
Bicycle 1.5% / —
Horsham — Bicycle: 1.5% Vectis — Bicycle: not among its largest

Bars are drawn against the largest share shown (78.7%).

Setting

Horsham Vectis
Elevation 125 m
above sea level, at the suburb centre
 132 m
above sea level, at the suburb centre

NBN connectivity

Horsham Vectis
Connectivity score 68/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 42%
8,797 premises
 0%
85 premises

Climate

Horsham Vectis
Annual rainfall 383 mm
same for both
Summer max (Jan) 30.4°C
same for both
Winter min (Jul) 3.7°C
same for both

Council rates

Horsham Vectis
Average residential rate $2,228/yr
same for both
Council Horsham
same for both

Federal electorate

Horsham Vectis
Division Mallee
same for both
Member Anne Webster
same for both
Party The Nationals
same for both

First Home Owner Grant

Horsham Vectis
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Horsham

Affordable Large Blocks Parks Regional Centre

Vectis

Rural

More comparisons

Other comparisons with Horsham

Horsham vs Haven Horsham vs Riverside Horsham vs Dooen

Other comparisons with Vectis

Vectis vs Haven Vectis vs Natimuk Vectis vs Quantong Vectis vs Dooen Vectis vs Lower Norton Vectis vs Pimpinio
Full data on Horsham Full data on Vectis
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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