Kew vs Richmond

Richmond is the younger of the two, with a median age of 34 against 41 in Kew. In Kew, most households own their home. In Richmond, most households rent, about half of homes are flats or apartments, and about half of households are people living alone. Houses cost more in Kew: a median of $2.45 million, against $1.33 million in Richmond, and rent is higher there too. Richmond is closer to the city centre: 4.4 km, against 8.4 km. On these figures, Richmond tends to suit renters, young adults, and people living alone.

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

Kew

ahead on 5 of the 6 things we measure here

  • has more separate houses rather than flats (50% vs 16%)
  • is already more of a family suburb (56% vs 29%)
  • carries lower crime risk (69/100 vs 91/100)
  • But Richmond has more schools rated above their peers (4 vs 3)

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

First-home buyers

Richmond

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,330,000 vs $2,450,000)
  • has cheaper units ($520,000 vs $665,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Richmond

ahead on the one thing that separates them

  • has a bigger rental market to choose from (56% vs 29%)

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

Commuting to the city

Richmond

ahead on 3 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (9% vs 3%)
  • sits closer to the CBD (4.4 km vs 8.4 km)
  • has a shorter drive in (13 min vs 18 min)

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

Downsizers and retirees

They split

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

  • Kew has more residents already 65 and over (19% vs 11%)
  • Richmond has more GPs (14 vs 4)

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

Investors

Richmond

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (3.9% vs 2.7%)
  • returns a higher gross yield on units (6.2% vs 5.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Kew Richmond
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.

Kew Richmond
Walkability 93 / 100
Kew — Walkability: 93/100 Richmond — Walkability: 100/100
Safety 31 / 9
Kew — Safety: 31/100 Richmond — Safety: 9/100
Low fire risk 100 / 100
Kew — Low fire risk: 100/100 Richmond — Low fire risk: 100/100
Low flood risk 43 / 56
Kew — Low flood risk: 43/100 Richmond — Low flood risk: 56/100

Demographics

Kew skews older (41 vs 34); Kew has higher household incomes ($129,844 vs $116,740).

Kew Richmond
Population 24,499 28,587
+17% vs other
Population trend (2016 → 2021) -0.4% +3.2%
Median age 41 34
Median household income $129,844/yr
+10% vs other
 $116,740/yr
Median weekly rent $476/wk
+7% vs other
 $441/wk

Age profile

Share of residents in each band, 2021 Census.

Kew Richmond
0-4 3.9% / 3.7%
Kew — 0-4: 3.9% Richmond — 0-4: 3.7%
5-14 11.3% / 6.0%
Kew — 5-14: 11.3% Richmond — 5-14: 6.0%
15-19 7.0% / 2.8%
Kew — 15-19: 7.0% Richmond — 15-19: 2.8%
20-24 7.2% / 7.7%
Kew — 20-24: 7.2% Richmond — 20-24: 7.7%
25-34 12.9% / 31.5%
Kew — 25-34: 12.9% Richmond — 25-34: 31.5%
35-44 11.5% / 16.4%
Kew — 35-44: 11.5% Richmond — 35-44: 16.4%
45-54 14.0% / 11.4%
Kew — 45-54: 14.0% Richmond — 45-54: 11.4%
55-64 12.9% / 9.3%
Kew — 55-64: 12.9% Richmond — 55-64: 9.3%
65-74 10.1% / 6.5%
Kew — 65-74: 10.1% Richmond — 65-74: 6.5%
75-84 6.1% / 3.4%
Kew — 75-84: 6.1% Richmond — 75-84: 3.4%
85+ 3.2% / 1.4%
Kew — 85+: 3.2% Richmond — 85+: 1.4%

Bars are drawn against the largest share shown (31.5%).

Who lives together

Household composition, 2021 Census.

Kew 34.9% lone person
Kew — Lone Person: 34.9% Kew — Couple Families: 43.6% Kew — Group Household: 7.0% Kew — One Parent Families: 12.7% Kew — Other Families: 1.8%
Richmond 52.9% lone person
Richmond — Lone Person: 52.9% Richmond — Couple Families: 19.7% Richmond — Group Household: 15.9% Richmond — One Parent Families: 8.9% Richmond — Other Families: 2.5%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kew 29.4% renting
Kew — Owned Outright: 40.7% Kew — Mortgage: 29.9% Kew — Renting: 29.4%
Richmond 56.0% renting
Richmond — Owned Outright: 19.2% Richmond — Mortgage: 24.8% Richmond — Renting: 56.0%
Owned outright Mortgage Renting

Qualifications

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

Kew Richmond
Bachelor Degree 27.3% / 31.8%
Kew — Bachelor Degree: 27.3% Richmond — Bachelor Degree: 31.8%
Postgraduate Degree 13.1% / 11.8%
Kew — Postgraduate Degree: 13.1% Richmond — Postgraduate Degree: 11.8%
Advanced Diploma / Diploma 7.4% / 7.4%
Kew — Advanced Diploma / Diploma: 7.4% Richmond — Advanced Diploma / Diploma: 7.4%
Certificate III & IV 4.4% / 6.4%
Kew — Certificate III & IV: 4.4% Richmond — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 3.8% / 4.0%
Kew — Graduate Diploma / Certificate: 3.8% Richmond — Graduate Diploma / Certificate: 4.0%

Bars are drawn against the largest share shown (31.8%).

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.

Kew Richmond
China 6.6% / 1.7%
Kew — China: 6.6% Richmond — China: 1.7%
England 2.9% / 3.7%
Kew — England: 2.9% Richmond — England: 3.7%
Vietnam 1.3% / 4.3%
Kew — Vietnam: 1.3% Richmond — Vietnam: 4.3%
New Zealand 1.4% / 2.9%
Kew — New Zealand: 1.4% Richmond — New Zealand: 2.9%
Malaysia 2.2% / 0.9%
Kew — Malaysia: 2.2% Richmond — Malaysia: 0.9%
India 1.8% / 1.1%
Kew — India: 1.8% Richmond — India: 1.1%
Greece 1.0% / 1.7%
Kew — Greece: 1.0% Richmond — Greece: 1.7%

Bars are drawn against the largest share shown (6.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kew 26.0% flats / apartments
Kew — Flats / Apartments: 26.0% Kew — Houses: 50.5% Kew — Townhouses: 23.6%
Richmond 53.7% flats / apartments
Richmond — Flats / Apartments: 53.7% Richmond — Houses: 15.6% Richmond — Townhouses: 30.7%
Flats / Apartments Houses Townhouses

Property market

Kew Richmond
Median house price $2,450,000 $1,330,000
Median unit price $665,000 $520,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 43 sales
 23 days
from 181 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.

Kew Richmond
2 bed $1.6M / $1.2M
Kew — 2 bed: $1.6M (6 sales) Richmond — 2 bed: $1.2M (120 sales)

6 vs 120 sales

3 bed $1.8M / $1.5M
Kew — 3 bed: $1.8M (22 sales) Richmond — 3 bed: $1.5M (132 sales)

22 vs 132 sales

4 bed $2.88M / $2M
Kew — 4 bed: $2.88M (21 sales) Richmond — 4 bed: $2M (25 sales)

21 vs 25 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.

Kew Richmond
1 bed $451K / $410K
Kew — 1 bed: $451K (13 sales) Richmond — 1 bed: $410K (251 sales)

13 vs 251 sales

2 bed $665K / $640K
Kew — 2 bed: $665K (69 sales) Richmond — 2 bed: $640K (266 sales)

69 vs 266 sales

3 bed $925K / $1.13M
Kew — 3 bed: $925K (13 sales) Richmond — 3 bed: $1.13M (27 sales)

13 vs 27 sales

Zoning mix

Richmond has more commercially zoned land (13% vs 2%).

Kew Richmond
Residential 68% 62%
Parks and recreation 18% 6%
Commercial 2% 13%
Infrastructure and transport 12% 10%
Industrial 0% 5%
Other and special use 0% 3%
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

Kew Richmond
New dwellings approved 711
across Boroondara
 1,675
across Yarra
Approvals change year on year -40% +646%

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.

Kew Richmond
Houses 2.7%
$1,275/wk on $2.49M
 3.9%
$980/wk on $1.31M
Units 5.5%
$682/wk on $650K
 6.2%
$672/wk on $560K

Ranking within VIC

Kew Richmond
House price Higher than 99% of VIC Higher than 84% of VIC
Income Higher than 94% of VIC Higher than 87% of VIC
Schools Higher than 53% of VIC Higher than 64% of VIC
Walkability Higher than 97% of VIC Higher than 100% of VIC
Affordability Higher than 2% of VIC Higher than 27% of VIC
EV adoption Higher than 100% of VIC Higher than 98% of VIC
NBN connectivity Higher than 89% of VIC Higher than 92% of VIC
Rental yield (houses) Higher than 6% of VIC Higher than 61% of VIC
Rental yield (units) Higher than 82% of VIC Higher than 94% of VIC

Liveability

Kew Richmond
Grade A
same for both
Score 74/100 75/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Richmond carries more crime risk (91 vs 69); Kew carries more flood risk (57 vs 44).

Kew Richmond
Bushfire None
0/100
same for both
Crime Moderate
69/100
 High
91/100
Flood Moderate
57/100
 Moderate
44/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 17
within 5 km

Schools

Kew Richmond
Inside the suburb 13
same for both
Rated above peers 3 4
Rated at peers 3 2
Rated below peers 3 1
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 2.4 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 2.6 km
Full-time students aged 15–24 4.9% 3.0%

Schools in Kew

  • Genazzano FCJ College Catholic · Combined above peers
  • Methodist Ladies' College Independent · Combined above peers
  • Trinity Grammar School Kew Independent · Combined above peers
  • Carey Baptist Grammar School Independent · Combined at peers
  • Kew Primary School Government · Primary at peers
  • Ruyton Girls' School Independent · Combined at peers

Schools in Richmond

  • Bindjiroo Yaluk Community School Government · Secondary above peers
  • Melbourne Girls College Government · Secondary above peers
  • Richmond West Primary School Government · Primary above peers
  • Yarra Primary School Government · Primary above peers
  • Richmond High School Government · Secondary at peers
  • Trinity Catholic School Catholic · Primary at peers

Amenities in the suburb

Kew Richmond
Supermarkets 4 6
Cafes & restaurants 22 104
Parks & reserves 28 24
Childcare 24 19
GPs 4 14
Pharmacies 2 8
Hospitals 3
same for both
Police stations 1
same for both
Banks & Bank@Post 6
same for both
Fuel stations 4
same for both
EV chargers 0 2
Waterways 4 2

Mobility

Kew sits further from the CBD (8.4 km vs 4.4 km).

Kew Richmond
Walkability score 93/100 100/100
Distance to Melbourne 8.4 km
+48% vs other
 4.4 km
Drive time (normal traffic) 18 min 13 min
Public transport score 81/100
Tram · Bus
 97/100
Rail · Tram · Bus
Peak arrivals per hour 702.8
7-9am + 5-7pm
 678.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 3101
 3.0%
postcode 3121
Rooftop solar per 100 dwellings 18
postcode 3101
 7
postcode 3121

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.

Kew Richmond
Worked from Home 46.4% / 51.8%
Kew — Worked from Home: 46.4% Richmond — Worked from Home: 51.8%
Car (driver) 41.5% / 27.4%
Kew — Car (driver): 41.5% Richmond — Car (driver): 27.4%
Walked Only 3.4% / 7.4%
Kew — Walked Only: 3.4% Richmond — Walked Only: 7.4%
Tram / Light Rail 2.1% / 4.6%
Kew — Tram / Light Rail: 2.1% Richmond — Tram / Light Rail: 4.6%
Train 1.1% / 4.2%
Kew — Train: 1.1% Richmond — Train: 4.2%
Car (passenger) 2.7% / 1.4%
Kew — Car (passenger): 2.7% Richmond — Car (passenger): 1.4%

Bars are drawn against the largest share shown (51.8%).

Setting

Kew Richmond
Elevation 73 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 8.4 km 5.2 km

NBN connectivity

Kew Richmond
Connectivity score 79/100 83/100
Most common technology Hybrid fibre-coaxial Fibre to the curb
Full-fibre (FTTP) share 18%
12,405 premises
 36%
20,694 premises

Climate

Kew Richmond
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)

Kew Richmond
PM2.5 7.3 µg/m³ 7.9 µg/m³
PM10 17.8 µg/m³ —
NO₂ 0.82 pphm —

Council rates

Kew Richmond
Average residential rate $2,253/yr $1,937/yr
Council Boroondara Yarra

Federal electorate

Kew Richmond
Division Kooyong Melbourne
Member Monique Ryan Sarah Witty
Party Independent Australian Labor Party

First Home Owner Grant

Kew Richmond
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Kew

Inner Parks Professionals Townhouses Trams Transport Hub

Richmond

Apartments Cafe Culture Easy Commute Inner Nightlife Parks Professionals Townhouses Trains Trams Transport Hub Urban

More comparisons

Other comparisons with Kew

Kew vs Hawthorn Kew vs Balwyn North Kew vs Hawthorn East Kew vs Balwyn Kew vs Abbotsford Kew vs Canterbury

Other comparisons with Richmond

Richmond vs Melbourne Richmond vs South Yarra Richmond vs Hawthorn Richmond vs Collingwood Richmond vs Abbotsford Richmond vs East Melbourne
Full data on Kew Full data on Richmond
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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