Keilor East vs Avondale Heights

In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Avondale Heights is closer to the city centre: 12.5 km, against 17.6 km.

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

  • Keilor East has more schools inside the suburb (4 vs 2)
  • Avondale Heights has more schools rated above their peers (1 vs 0)

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

First-home buyers

Keilor East

ahead on 2 of the 4 things we measure here

  • leaves households under less mortgage stress (26% vs 32%)
  • has cheaper units ($630,000 vs $693,500)

Weighs house prices, unit prices, land 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

Avondale Heights

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (12.5 km vs 17.6 km)
  • is more walkable (81/100 vs 66/100)

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

Downsizers and retirees

They split

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

  • Keilor East has more GPs (6 vs 3)
  • Avondale Heights is more walkable (81/100 vs 66/100)

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

Investors

Keilor East

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.2% vs 4.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

Keilor East and Avondale Heights 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 East Avondale Heights
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 East Avondale Heights
Walkability 66 / 81
Keilor East — Walkability: 66/100 Avondale Heights — Walkability: 81/100
Safety 55 / 52
Keilor East — Safety: 55/100 Avondale Heights — Safety: 52/100
Low fire risk 70 / 100
Keilor East — Low fire risk: 70/100 Avondale Heights — Low fire risk: 100/100
Low flood risk 54 / 40
Keilor East — Low flood risk: 54/100 Avondale Heights — Low flood risk: 40/100

Demographics

Keilor East has higher household incomes ($99,372 vs $82,524); Avondale Heights skews older (45 vs 43).

Keilor East Avondale Heights
Population 15,078
+18% vs other
 12,388
Population trend (2016 → 2021) +3.9% +6.5%
Median age 43 45
Median household income $99,372/yr
+17% vs other
 $82,524/yr
Median weekly rent $406/wk
+1% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Keilor East Avondale Heights
0-4 5.4% / 5.1%
Keilor East — 0-4: 5.4% Avondale Heights — 0-4: 5.1%
5-14 12.2% / 10.9%
Keilor East — 5-14: 12.2% Avondale Heights — 5-14: 10.9%
15-19 5.8% / 4.6%
Keilor East — 15-19: 5.8% Avondale Heights — 15-19: 4.6%
20-24 4.9% / 4.8%
Keilor East — 20-24: 4.9% Avondale Heights — 20-24: 4.8%
25-34 10.9% / 11.1%
Keilor East — 25-34: 10.9% Avondale Heights — 25-34: 11.1%
35-44 12.9% / 13.4%
Keilor East — 35-44: 12.9% Avondale Heights — 35-44: 13.4%
45-54 14.2% / 12.2%
Keilor East — 45-54: 14.2% Avondale Heights — 45-54: 12.2%
55-64 10.9% / 11.1%
Keilor East — 55-64: 10.9% Avondale Heights — 55-64: 11.1%
65-74 9.8% / 11.5%
Keilor East — 65-74: 9.8% Avondale Heights — 65-74: 11.5%
75-84 9.6% / 10.3%
Keilor East — 75-84: 9.6% Avondale Heights — 75-84: 10.3%
85+ 3.4% / 4.9%
Keilor East — 85+: 3.4% Avondale Heights — 85+: 4.9%

Bars are drawn against the largest share shown (14.2%).

Who lives together

Household composition, 2021 Census.

Keilor East 51.4% couple families
Keilor East — Couple Families: 51.4% Keilor East — Lone Person: 27.5% Keilor East — One Parent Families: 16.9% Keilor East — Group Household: 2.8% Keilor East — Other Families: 1.5%
Avondale Heights 47.4% couple families
Avondale Heights — Couple Families: 47.4% Avondale Heights — Lone Person: 31.4% Avondale Heights — One Parent Families: 16.6% Avondale Heights — Group Household: 2.8% Avondale Heights — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Keilor East 19.3% renting
Keilor East — Owned Outright: 47.3% Keilor East — Mortgage: 33.4% Keilor East — Renting: 19.3%
Avondale Heights 20.7% renting
Avondale Heights — Owned Outright: 49.3% Avondale Heights — Mortgage: 30.1% Avondale Heights — Renting: 20.7%
Owned outright Mortgage Renting

Qualifications

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

Keilor East Avondale Heights
Bachelor Degree 15.2% / 15.6%
Keilor East — Bachelor Degree: 15.2% Avondale Heights — Bachelor Degree: 15.6%
Certificate III & IV 11.4% / 10.0%
Keilor East — Certificate III & IV: 11.4% Avondale Heights — Certificate III & IV: 10.0%
Advanced Diploma / Diploma 7.5% / 6.8%
Keilor East — Advanced Diploma / Diploma: 7.5% Avondale Heights — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 4.1% / 4.2%
Keilor East — Postgraduate Degree: 4.1% Avondale Heights — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 2.2% / 1.8%
Keilor East — Graduate Diploma / Certificate: 2.2% Avondale Heights — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (15.6%).

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.

Keilor East Avondale Heights
Italy 5.7% / 8.7%
Keilor East — Italy: 5.7% Avondale Heights — Italy: 8.7%
Vietnam 2.7% / 5.7%
Keilor East — Vietnam: 2.7% Avondale Heights — Vietnam: 5.7%
Greece 1.9% / 2.3%
Keilor East — Greece: 1.9% Avondale Heights — Greece: 2.3%
India 2.0% / 1.6%
Keilor East — India: 2.0% Avondale Heights — India: 1.6%
China 1.2% / 1.6%
Keilor East — China: 1.2% Avondale Heights — China: 1.6%
England 1.2% / 1.3%
Keilor East — England: 1.2% Avondale Heights — England: 1.3%

Bars are drawn against the largest share shown (8.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Keilor East 80.6% houses
Keilor East — Houses: 80.6% Keilor East — Townhouses: 18.4% Keilor East — Flats / Apartments: 1.0%
Avondale Heights 76.8% houses
Avondale Heights — Houses: 76.8% Avondale Heights — Townhouses: 22.2% Avondale Heights — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Keilor East Avondale Heights
Median house price $1,115,000 $1,113,500
Median unit price $630,000 $693,500
Median land price $1,027,500 $960,000
Typical days to sell (houses) 23 days
from 174 sales
 28 days
from 122 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.

Keilor East Avondale Heights
2 bed $622K / $590K
Keilor East — 2 bed: $622K (13 sales) Avondale Heights — 2 bed: $590K (7 sales)

13 vs 7 sales

3 bed $740K / $750K
Keilor East — 3 bed: $740K (9 sales) Avondale Heights — 3 bed: $750K (11 sales)

9 vs 11 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 East Avondale Heights
2 bed $670K / $825K
Keilor East — 2 bed: $670K (12 sales) Avondale Heights — 2 bed: $825K (11 sales)

12 vs 11 sales

3 bed $995K / $970K
Keilor East — 3 bed: $995K (147 sales) Avondale Heights — 3 bed: $970K (126 sales)

147 vs 126 sales

4 bed $1.25M / $1.3M
Keilor East — 4 bed: $1.25M (105 sales) Avondale Heights — 4 bed: $1.3M (66 sales)

105 vs 66 sales

5 bed $1.34M / $1.61M
Keilor East — 5 bed: $1.34M (19 sales) Avondale Heights — 5 bed: $1.61M (14 sales)

19 vs 14 sales

Zoning mix

Keilor East Avondale Heights
Residential 50% 68%
Parks and recreation 28% 26%
Infrastructure and transport 13% 6%
Industrial 6% 0%
Other and special use 2% 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

Keilor East Avondale Heights
New dwellings approved 702
across Moonee Valley
same for both
Approvals change year on year +82%
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 East Avondale Heights
Houses 3.6%
$750/wk on $1.09M
 3.8%
$750/wk on $1.03M
Units 5.2%
$600/wk on $605K
 4.5%
$570/wk on $660K

Ranking within VIC

Keilor East Avondale Heights
House price Higher than 70% of VIC Higher than 69% of VIC
Income Higher than 71% of VIC Higher than 50% of VIC
Schools Higher than 8% of VIC —
Walkability Higher than 89% of VIC Higher than 94% of VIC
Affordability Higher than 39% of VIC Higher than 23% of VIC
EV adoption Higher than 78% of VIC Higher than 81% of VIC
NBN connectivity Higher than 89% of VIC Higher than 86% of VIC
Rental yield (houses) Higher than 41% of VIC Higher than 52% of VIC
Rental yield (units) Higher than 70% of VIC Higher than 32% of VIC

Liveability

Avondale Heights scores higher overall (70 vs 52); Avondale Heights is more walkable (81 vs 66).

Keilor East Avondale Heights
Grade B A
Score 52/100 70/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Keilor East carries more bushfire risk (30 vs 0); Avondale Heights carries more flood risk (60 vs 46).

Keilor East Avondale Heights
Bushfire Low
30/100
 None
0/100
Crime Moderate
45/100
 Moderate
48/100
Flood Moderate
46/100
 Moderate
60/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 Moderate
50/100
Industrial facilities nearby 8
within 5 km
 13
within 5 km

Schools

Keilor East Avondale Heights
Inside the suburb 4 2
Rated above peers 0 1
Rated at peers 3 1
Rated below peers 1 0
Universities within 10 km 2
Victoria University Footscray Park, 7.5 km
 2
Victoria University Footscray Park, 5.1 km
Full-time students aged 15–24 2.6% 2.3%

Schools in Keilor East

  • Essendon Keilor College Government · Secondary at peers
  • Penleigh & Essendon Grammar School Independent · Combined at peers
  • St Peter's School Catholic · Primary at peers
  • Keilor Heights Primary School Government · Primary below peers

Schools in Avondale Heights

  • St Martin de Porres School Catholic · Primary above peers
  • Avondale Primary School Government · Primary at peers

Amenities in the suburb

Keilor East Avondale Heights
Supermarkets 3 1
Cafes & restaurants 7 9
Parks & reserves 24 22
Childcare 8 7
GPs 6 3
Pharmacies 3 1
Police stations 0 1
Banks & Bank@Post 2 1
Fuel stations 2 0
Waterways 6 2

Mobility

Keilor East sits further from the CBD (17.6 km vs 12.5 km).

Keilor East Avondale Heights
Walkability score 66/100 81/100
Distance to Melbourne 17.6 km
+29% vs other
 12.5 km
Drive time (normal traffic) 24 min 27 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 359.5
7-9am + 5-7pm
 159.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 3033
 1.1%
postcode 3034
Rooftop solar per 100 dwellings 24
postcode 3033
 21
postcode 3034

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 East Avondale Heights
Car (driver) 58.6% / 59.0%
Keilor East — Car (driver): 58.6% Avondale Heights — Car (driver): 59.0%
Worked from Home 33.6% / 31.5%
Keilor East — Worked from Home: 33.6% Avondale Heights — Worked from Home: 31.5%
Car (passenger) 3.9% / 4.4%
Keilor East — Car (passenger): 3.9% Avondale Heights — Car (passenger): 4.4%
Train 2.2% / 2.3%
Keilor East — Train: 2.2% Avondale Heights — Train: 2.3%
Walked Only 0.8% / 1.1%
Keilor East — Walked Only: 0.8% Avondale Heights — Walked Only: 1.1%
Bus 0.7% / 1.1%
Keilor East — Bus: 0.7% Avondale Heights — Bus: 1.1%

Bars are drawn against the largest share shown (59.0%).

Setting

Keilor East Avondale Heights
Elevation 70 m
above sea level, at the suburb centre
 48 m
above sea level, at the suburb centre
Distance to the ocean 12.4 km 9.8 km

NBN connectivity

Keilor East Avondale Heights
Connectivity score 79/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 15%
6,757 premises
 7%
5,302 premises

Climate

Keilor East Avondale Heights
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Keilor East Avondale Heights
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Keilor East Avondale Heights
Average residential rate $2,027/yr
same for both
Council Moonee Valley
same for both

Federal electorate

Keilor East Avondale Heights
Division Maribyrnong
same for both
Member Jo Briskey
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Keilor East Avondale Heights
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Keilor East

Middle-Ring Parks Quiet

Avondale Heights

Middle-Ring Multicultural Parks Retirees Townhouses

More comparisons

Other comparisons with Keilor East

Keilor East vs Sunshine North Keilor East vs Airport West Keilor East vs Keilor Keilor East vs Niddrie Keilor East vs Kealba Keilor East vs Keilor Park

Other comparisons with Avondale Heights

Avondale Heights vs Maribyrnong Avondale Heights vs Sunshine North Avondale Heights vs Braybrook Avondale Heights vs Maidstone Avondale Heights vs Essendon West
Full data on Keilor East Full data on Avondale Heights
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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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