Invermay vs Sulky
In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Invermay tends to suit couples and 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
Sulky
ahead on the one thing that separates them
- carries lower crime risk (20/100 vs 54/100)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs mortgage stress.
Renters
Sulky
ahead on the one thing that separates them
- has cheaper rent ($203/wk vs $325/wk)
Weighs rent and rental stress.
Commuting to the city
Sulky
ahead on the one thing that separates them
- is more walkable (16/100 vs 0/100)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Sulky
ahead on 2 of the 4 things we measure here
- is more walkable (16/100 vs 0/100)
- carries lower crime risk (20/100 vs 54/100)
- But Invermay has more residents already 65 and over (22% vs 14%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Invermay
ahead on the one thing that separates them
- is growing faster (7.8% vs 0.9%)
Weighs population growth.
Where they sit
Invermay and Sulky drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Invermay has more residents (900 vs 234); Invermay rents higher ($325/wk vs $203/wk).
| Invermay | Sulky | |
|---|---|---|
| Population | 900 +74% vs other | 234 |
| Population trend (2016 → 2021) | +7.8% | +0.9% |
| Median age | 45 same for both | |
| Median household income | $121,940/yr +4% vs other | $117,000/yr |
| Median weekly rent | $325/wk +38% vs other | $203/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (19.7%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (19.7%).
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.
Bars are drawn against the largest share shown (4.3%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Invermay | Sulky | |
|---|---|---|
| Median house price | $1,245,000 | — |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
| Invermay | Sulky | |
|---|---|---|
| Rural and farming | 90% | 83% |
| Parks and recreation | 9% | 13% |
| Infrastructure and transport | 1% | 4% |
| 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
| Invermay | Sulky | |
|---|---|---|
| New dwellings approved | 1,451 across Ballarat | 104 across Hepburn |
| Approvals change year on year | +42% | -6% |
Ranking within VIC
| Invermay | Sulky | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 92% of VIC | — |
| Schools | — same for both | |
| Walkability | Higher than 62% of VIC | Higher than 78% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 39% of VIC | Higher than 38% of VIC |
| NBN connectivity | Higher than 71% of VIC | Higher than 64% of VIC |
Liveability
Sulky is more walkable (16 vs 0).
| Invermay | Sulky | |
|---|---|---|
| Grade | C | — |
| Score | 36/100 | — |
| Socio-economic band | very advantaged area decile 10/10 | advantaged area decile 8/10 |
Risk profile
Invermay carries more crime risk (54 vs 20); Invermay carries more bushfire risk (75 vs 33).
| Invermay | Sulky | |
|---|---|---|
| Bushfire | High 75/100 | Low 33/100 |
| Crime | Moderate 54/100 | Low 20/100 |
| Flood | High 70/100 | Moderate 59/100 |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 3 within 5 km | 0 within 5 km |
Schools
| Invermay | Sulky | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 1 | 0 |
| Rated below peers | 0 same for both | |
| Universities within 10 km | 1 Federation University Ballarat, 7.0 km | None |
Schools in Invermay
- Invermay Primary School Government · Primary at peers
Schools in Sulky
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Invermay | Sulky | |
|---|---|---|
| Childcare | 1 | 0 |
| Waterways | 14 | 1 |
Mobility
| Invermay | Sulky | |
|---|---|---|
| Walkability score | 0/100 | 16/100 |
| Distance to Melbourne | 121.7 km | 123.5 km +1% vs other |
| Drive time (normal traffic) | 89 min | 87 min |
| Electric vehicle share | 0.4% postcode 3352 same for both | |
| Rooftop solar per 100 dwellings | 51 postcode 3352 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.
Bars are drawn against the largest share shown (81.0%).
Setting
| Invermay | Sulky | |
|---|---|---|
| Elevation | 477 m above sea level, at the suburb centre | 471 m above sea level, at the suburb centre |
NBN connectivity
| Invermay | Sulky | |
|---|---|---|
| Connectivity score | 30/100 same for both | |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 322 premises | 0% 85 premises |
Climate
| Invermay | Sulky | |
|---|---|---|
| Annual rainfall | 605 mm | 714 mm |
| Summer max (Jan) | 25.7°C | — |
| Winter min (Jul) | 3.5°C | — |
Council rates
| Invermay | Sulky | |
|---|---|---|
| Average residential rate | $2,086/yr | $1,748/yr |
| Council | Ballarat | Hepburn |
Federal electorate
| Invermay | Sulky | |
|---|---|---|
| Division | Ballarat same for both | |
| Member | Catherine King same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Invermay | Sulky | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
Invermay
Sulky
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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.