Keilor Downs vs Taylors Lakes

In both, the large majority of households own their home and the large majority of homes are detached houses. In Keilor Downs, about half of households are couple families. In Taylors Lakes, most households are couple families. Houses cost more in Taylors Lakes: a median of $992,000, against $868,000 in Keilor Downs, and rent is higher there too. On these figures, Taylors Lakes 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

Taylors Lakes

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (28 vs 21)
  • is already more of a family suburb (79% vs 71%)
  • But Keilor Downs carries lower crime risk (58/100 vs 80/100)

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

First-home buyers

Taylors Lakes

ahead on 2 of the 4 things we measure here

  • leaves households under less mortgage stress (19% vs 26%)
  • has cheaper units ($550,500 vs $622,000)
  • But Keilor Downs has cheaper houses ($868,500 vs $991,500)

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

Renters

Keilor Downs

ahead on the one thing that separates them

  • has cheaper rent ($360/wk vs $411/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Keilor Downs

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (58/100 vs 80/100)
  • has more residents already 65 and over (22% vs 17%)

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

Investors

Keilor Downs

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.7% vs 3.2%)

Weighs house yield and population growth.

Where they sit

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

Keilor Downs Taylors Lakes
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.

Keilor Downs Taylors Lakes
Walkability 84 / 77
Keilor Downs — Walkability: 84/100 Taylors Lakes — Walkability: 77/100
Safety 42 / 20
Keilor Downs — Safety: 42/100 Taylors Lakes — Safety: 20/100
Low fire risk 100 / 69
Keilor Downs — Low fire risk: 100/100 Taylors Lakes — Low fire risk: 69/100
Low flood risk 65 / 51
Keilor Downs — Low flood risk: 65/100 Taylors Lakes — Low flood risk: 51/100

Demographics

Taylors Lakes has more residents (15,174 vs 9,857); Taylors Lakes has higher household incomes ($112,528 vs $81,016).

Keilor Downs Taylors Lakes
Population 9,857 15,174
+54% vs other
Population trend (2016 → 2021) -1.4% -2.2%
Median age 43 45
Median household income $81,016/yr $112,528/yr
+39% vs other
Median weekly rent $360/wk $411/wk
+14% vs other

Age profile

Share of residents in each band, 2021 Census.

Keilor Downs Taylors Lakes
0-4 4.9% / 3.7%
Keilor Downs — 0-4: 4.9% Taylors Lakes — 0-4: 3.7%
5-14 10.4% / 10.3%
Keilor Downs — 5-14: 10.4% Taylors Lakes — 5-14: 10.3%
15-19 5.5% / 7.4%
Keilor Downs — 15-19: 5.5% Taylors Lakes — 15-19: 7.4%
20-24 6.2% / 7.3%
Keilor Downs — 20-24: 6.2% Taylors Lakes — 20-24: 7.3%
25-34 12.7% / 11.0%
Keilor Downs — 25-34: 12.7% Taylors Lakes — 25-34: 11.0%
35-44 11.7% / 9.7%
Keilor Downs — 35-44: 11.7% Taylors Lakes — 35-44: 9.7%
45-54 11.6% / 15.6%
Keilor Downs — 45-54: 11.6% Taylors Lakes — 45-54: 15.6%
55-64 14.8% / 17.9%
Keilor Downs — 55-64: 14.8% Taylors Lakes — 55-64: 17.9%
65-74 13.6% / 11.0%
Keilor Downs — 65-74: 13.6% Taylors Lakes — 65-74: 11.0%
75-84 6.4% / 4.6%
Keilor Downs — 75-84: 6.4% Taylors Lakes — 75-84: 4.6%
85+ 2.1% / 1.5%
Keilor Downs — 85+: 2.1% Taylors Lakes — 85+: 1.5%

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

Who lives together

Household composition, 2021 Census.

Keilor Downs 49.9% couple families
Keilor Downs — Couple Families: 49.9% Keilor Downs — Lone Person: 25.1% Keilor Downs — One Parent Families: 21.3% Keilor Downs — Group Household: 2.3% Keilor Downs — Other Families: 1.4%
Taylors Lakes 64.8% couple families
Taylors Lakes — Couple Families: 64.8% Taylors Lakes — Lone Person: 18.2% Taylors Lakes — One Parent Families: 14.6% Taylors Lakes — Group Household: 1.4% Taylors Lakes — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Keilor Downs 18.6% renting
Keilor Downs — Owned Outright: 49.7% Keilor Downs — Mortgage: 31.6% Keilor Downs — Renting: 18.6%
Taylors Lakes 10.1% renting
Taylors Lakes — Owned Outright: 52.5% Taylors Lakes — Mortgage: 37.4% Taylors Lakes — Renting: 10.1%
Owned outright Mortgage Renting

Qualifications

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

Keilor Downs Taylors Lakes
Bachelor Degree 11.2% / 14.0%
Keilor Downs — Bachelor Degree: 11.2% Taylors Lakes — Bachelor Degree: 14.0%
Certificate III & IV 12.7% / 12.2%
Keilor Downs — Certificate III & IV: 12.7% Taylors Lakes — Certificate III & IV: 12.2%
Advanced Diploma / Diploma 7.0% / 8.1%
Keilor Downs — Advanced Diploma / Diploma: 7.0% Taylors Lakes — Advanced Diploma / Diploma: 8.1%
Postgraduate Degree 3.0% / 3.3%
Keilor Downs — Postgraduate Degree: 3.0% Taylors Lakes — Postgraduate Degree: 3.3%
Graduate Diploma / Certificate 1.5% / 1.7%
Keilor Downs — Graduate Diploma / Certificate: 1.5% Taylors Lakes — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (14.0%).

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.

Keilor Downs Taylors Lakes
Vietnam 5.3% / 2.0%
Keilor Downs — Vietnam: 5.3% Taylors Lakes — Vietnam: 2.0%
India 2.6% / 3.2%
Keilor Downs — India: 2.6% Taylors Lakes — India: 3.2%
Italy 2.2% / 2.9%
Keilor Downs — Italy: 2.2% Taylors Lakes — Italy: 2.9%
Greece 2.5% / 1.3%
Keilor Downs — Greece: 2.5% Taylors Lakes — Greece: 1.3%
Philippines 1.4% / 1.2%
Keilor Downs — Philippines: 1.4% Taylors Lakes — Philippines: 1.2%
England — / 1.2%
Keilor Downs — England: not among its largest Taylors Lakes — England: 1.2%

Bars are drawn against the largest share shown (5.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Keilor Downs 85.3% houses
Keilor Downs — Houses: 85.3% Keilor Downs — Townhouses: 14.1% Keilor Downs — Flats / Apartments: 0.6%
Taylors Lakes 89.9% houses
Taylors Lakes — Houses: 89.9% Taylors Lakes — Townhouses: 9.6% Taylors Lakes — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Keilor Downs Taylors Lakes
Median house price $868,500 $991,500
Median unit price $622,000 $550,500
Median land price $780,000 $710,000
Typical days to sell (houses) 25 days
from 90 sales
 25 days
from 103 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.

Keilor Downs Taylors Lakes
3 bed $793K / $865K
Keilor Downs — 3 bed: $793K (78 sales) Taylors Lakes — 3 bed: $865K (54 sales)

78 vs 54 sales

4 bed $922K / $1.04M
Keilor Downs — 4 bed: $922K (63 sales) Taylors Lakes — 4 bed: $1.04M (99 sales)

63 vs 99 sales

5 bed $903K / $1.22M
Keilor Downs — 5 bed: $903K (8 sales) Taylors Lakes — 5 bed: $1.22M (21 sales)

8 vs 21 sales

Zoning mix

Keilor Downs Taylors Lakes
Residential 70% 72%
Parks and recreation 19% 8%
Infrastructure and transport 8% 10%
Other and special use 0% 9%
Commercial 3% 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

Keilor Downs Taylors Lakes
New dwellings approved 670
across Brimbank
same for both
Approvals change year on year +40%
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.

Keilor Downs Taylors Lakes
Houses 3.7%
$570/wk on $802K
 3.2%
$600/wk on $972K
Units —
same for both

Ranking within VIC

Keilor Downs Taylors Lakes
House price Higher than 53% of VIC Higher than 68% of VIC
Income Higher than 48% of VIC Higher than 85% of VIC
Schools Higher than 56% of VIC Higher than 76% of VIC
Walkability Higher than 94% of VIC Higher than 92% of VIC
Affordability Higher than 43% of VIC Higher than 59% of VIC
EV adoption Higher than 69% of VIC
same for both
NBN connectivity Higher than 84% of VIC Higher than 92% of VIC
Rental yield (houses) Higher than 45% of VIC Higher than 23% of VIC

Liveability

Keilor Downs Taylors Lakes
Grade B
same for both
Score 62/100 59/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Taylors Lakes carries more bushfire risk (31 vs 0); Taylors Lakes carries more flood risk (49 vs 35).

Keilor Downs Taylors Lakes
Bushfire None
0/100
 Low
31/100
Crime Moderate
58/100
 High
80/100
Flood Low
35/100
 Moderate
49/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
70/100
Industrial facilities nearby 3
within 5 km
 0
within 5 km

Schools

Keilor Downs Taylors Lakes
Inside the suburb 4 3
Rated above peers 1
same for both
Rated at peers 1
same for both
Rated below peers 2 0

Schools in Keilor Downs

  • Keilor Downs Secondary College Government · Secondary above peers
  • Keilor Views Primary School Government · Primary at peers
  • Monmia Primary School Government · Primary below peers
  • St Mary MacKillop Primary School Catholic · Primary below peers

Schools in Taylors Lakes

  • Taylors Lakes Primary School Government · Primary above peers
  • Taylors Lakes Secondary College Government · Secondary at peers
  • Overnewton Anglican Community College - Canowindra Campus Independent · Combined

Amenities in the suburb

Keilor Downs Taylors Lakes
Supermarkets 2 3
Cafes & restaurants 0 30
Parks & reserves 21 28
Childcare 7
same for both
GPs 4 5
Pharmacies 2 5
Police stations 1 0
Banks & Bank@Post 2 6
Fuel stations 0 5
EV chargers 1 2
Waterways 7 24

Mobility

Keilor Downs Taylors Lakes
Walkability score 84/100 77/100
Distance to Melbourne 24.4 km
+3% vs other
 23.7 km
Drive time (normal traffic) 28 min 27 min
Public transport score 77/100
Bus
 90/100
Rail · Bus
Peak arrivals per hour 98.0
7-9am + 5-7pm
 247.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 3038
same for both
Rooftop solar per 100 dwellings 36
postcode 3038
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.

Keilor Downs Taylors Lakes
Car (driver) 66.7% / 66.7%
Keilor Downs — Car (driver): 66.7% Taylors Lakes — Car (driver): 66.7%
Worked from Home 23.8% / 25.9%
Keilor Downs — Worked from Home: 23.8% Taylors Lakes — Worked from Home: 25.9%
Car (passenger) 4.8% / 4.3%
Keilor Downs — Car (passenger): 4.8% Taylors Lakes — Car (passenger): 4.3%
Train 3.3% / 2.4%
Keilor Downs — Train: 3.3% Taylors Lakes — Train: 2.4%
Walked Only 0.6% / 0.5%
Keilor Downs — Walked Only: 0.6% Taylors Lakes — Walked Only: 0.5%
Bus 0.6% / 0.1%
Keilor Downs — Bus: 0.6% Taylors Lakes — Bus: 0.1%

Bars are drawn against the largest share shown (66.7%).

Setting

Keilor Downs Taylors Lakes
Elevation 88 m
above sea level, at the suburb centre
 98 m
above sea level, at the suburb centre
Distance to the ocean 16.1 km 19.0 km

NBN connectivity

Keilor Downs Taylors Lakes
Connectivity score 76/100 82/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 3%
3,906 premises
 45%
6,008 premises

Climate

Keilor Downs Taylors Lakes
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Air quality (annual mean)

Keilor Downs Taylors Lakes
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Keilor Downs Taylors Lakes
Average residential rate $1,847/yr
same for both
Council Brimbank
same for both

Federal electorate

Keilor Downs Taylors Lakes
Division Gorton
same for both
Member Alice Jordan-Baird
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Keilor Downs Taylors Lakes
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Keilor Downs

Middle-Ring Multicultural Parks

Taylors Lakes

Multicultural Outer Parks River Transport Hub

More comparisons

Other comparisons with Keilor Downs

Keilor Downs vs St Albans Keilor Downs vs Sydenham Keilor Downs vs Delahey Keilor Downs vs Keilor Keilor Downs vs Kealba

Other comparisons with Taylors Lakes

Taylors Lakes vs Sydenham Taylors Lakes vs Delahey Taylors Lakes vs Keilor Taylors Lakes vs Keilor Lodge Taylors Lakes vs Keilor North
Full data on Keilor Downs Full data on Taylors Lakes
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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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