Keysborough vs Aspendale Gardens

Keysborough is the younger of the two, with a median age of 36 against 43 in Aspendale Gardens. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Aspendale Gardens: a median of $1.24 million, against $1 million in Keysborough, and rent is higher there too. On these figures, Keysborough tends to suit buyers on a tighter budget.

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

Keysborough

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (11 vs 1)
  • has more childcare (19 vs 5)
  • has more parks and reserves (16 vs 5)
  • But Aspendale Gardens carries lower crime risk (26/100 vs 64/100)

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

First-home buyers

Keysborough

ahead on the one thing that separates them

  • has cheaper houses ($1,000,000 vs $1,240,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Keysborough

ahead on the one thing that separates them

  • has cheaper rent ($421/wk vs $496/wk)

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

Commuting to the city

Keysborough

ahead on the one thing that separates them

  • has a shorter drive in (38 min vs 43 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

  • Keysborough has more GPs (6 vs 2)
  • Aspendale Gardens carries lower crime risk (26/100 vs 64/100)

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

Investors

Keysborough

ahead on the one thing that separates them

  • is growing faster (16.4% vs -1.6%)

Weighs house yield and population growth.

Where they sit

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

Keysborough Aspendale Gardens
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.

Keysborough Aspendale Gardens
Walkability 66 / 63
Keysborough — Walkability: 66/100 Aspendale Gardens — Walkability: 63/100
Safety 36 / 74
Keysborough — Safety: 36/100 Aspendale Gardens — Safety: 74/100
Low fire risk 100 / 100
Keysborough — Low fire risk: 100/100 Aspendale Gardens — Low fire risk: 100/100
Low flood risk 47 / 13
Keysborough — Low flood risk: 47/100 Aspendale Gardens — Low flood risk: 13/100

Demographics

Keysborough has more residents (30,018 vs 6,427); Aspendale Gardens skews older (43 vs 36).

Keysborough Aspendale Gardens
Population 30,018
+79% vs other
 6,427
Population trend (2016 → 2021) +16.4% -1.6%
Median age 36 43
Median household income $103,532/yr $114,920/yr
+11% vs other
Median weekly rent $421/wk $496/wk
+18% vs other

Age profile

Share of residents in each band, 2021 Census.

Keysborough Aspendale Gardens
0-4 6.2% / 4.5%
Keysborough — 0-4: 6.2% Aspendale Gardens — 0-4: 4.5%
5-14 13.4% / 13.2%
Keysborough — 5-14: 13.4% Aspendale Gardens — 5-14: 13.2%
15-19 6.3% / 7.6%
Keysborough — 15-19: 6.3% Aspendale Gardens — 15-19: 7.6%
20-24 6.6% / 6.7%
Keysborough — 20-24: 6.6% Aspendale Gardens — 20-24: 6.7%
25-34 14.2% / 7.7%
Keysborough — 25-34: 14.2% Aspendale Gardens — 25-34: 7.7%
35-44 15.7% / 12.2%
Keysborough — 35-44: 15.7% Aspendale Gardens — 35-44: 12.2%
45-54 12.8% / 16.3%
Keysborough — 45-54: 12.8% Aspendale Gardens — 45-54: 16.3%
55-64 10.6% / 14.6%
Keysborough — 55-64: 10.6% Aspendale Gardens — 55-64: 14.6%
65-74 8.4% / 8.8%
Keysborough — 65-74: 8.4% Aspendale Gardens — 65-74: 8.8%
75-84 4.3% / 6.0%
Keysborough — 75-84: 4.3% Aspendale Gardens — 75-84: 6.0%
85+ 1.5% / 2.4%
Keysborough — 85+: 1.5% Aspendale Gardens — 85+: 2.4%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Keysborough 61.8% couple families
Keysborough — Couple Families: 61.8% Keysborough — Lone Person: 16.0% Keysborough — One Parent Families: 17.5% Keysborough — Group Household: 2.9% Keysborough — Other Families: 1.7%
Aspendale Gardens 64.5% couple families
Aspendale Gardens — Couple Families: 64.5% Aspendale Gardens — Lone Person: 21.6% Aspendale Gardens — One Parent Families: 12.2% Aspendale Gardens — Group Household: 0.9% Aspendale Gardens — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Keysborough 19.2% renting
Keysborough — Owned Outright: 32.7% Keysborough — Mortgage: 48.1% Keysborough — Renting: 19.2%
Aspendale Gardens 11.0% renting
Aspendale Gardens — Owned Outright: 41.7% Aspendale Gardens — Mortgage: 47.3% Aspendale Gardens — Renting: 11.0%
Owned outright Mortgage Renting

Qualifications

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

Keysborough Aspendale Gardens
Bachelor Degree 14.4% / 15.3%
Keysborough — Bachelor Degree: 14.4% Aspendale Gardens — Bachelor Degree: 15.3%
Certificate III & IV 8.3% / 12.3%
Keysborough — Certificate III & IV: 8.3% Aspendale Gardens — Certificate III & IV: 12.3%
Advanced Diploma / Diploma 7.4% / 9.1%
Keysborough — Advanced Diploma / Diploma: 7.4% Aspendale Gardens — Advanced Diploma / Diploma: 9.1%
Postgraduate Degree 5.0% / 4.6%
Keysborough — Postgraduate Degree: 5.0% Aspendale Gardens — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 1.5% / 1.9%
Keysborough — Graduate Diploma / Certificate: 1.5% Aspendale Gardens — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (15.3%).

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.

Keysborough Aspendale Gardens
Vietnam 8.6% / 1.4%
Keysborough — Vietnam: 8.6% Aspendale Gardens — Vietnam: 1.4%
India 6.6% / 3.0%
Keysborough — India: 6.6% Aspendale Gardens — India: 3.0%
China 5.1% / 2.6%
Keysborough — China: 5.1% Aspendale Gardens — China: 2.6%
Sri Lanka 3.8% / 1.9%
Keysborough — Sri Lanka: 3.8% Aspendale Gardens — Sri Lanka: 1.9%
England 1.1% / 3.7%
Keysborough — England: 1.1% Aspendale Gardens — England: 3.7%
Philippines 1.6% / —
Keysborough — Philippines: 1.6% Aspendale Gardens — Philippines: not among its largest
South Africa — / 1.4%
Keysborough — South Africa: not among its largest Aspendale Gardens — South Africa: 1.4%

Bars are drawn against the largest share shown (8.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Keysborough 89.5% houses
Keysborough — Houses: 89.5% Keysborough — Flats / Apartments: 1.1% Keysborough — Townhouses: 9.4%
Aspendale Gardens 84.3% houses
Aspendale Gardens — Houses: 84.3% Aspendale Gardens — Flats / Apartments: 13.2% Aspendale Gardens — Townhouses: 2.5%
Houses Flats / Apartments Townhouses

Property market

Keysborough Aspendale Gardens
Median house price $1,000,000 $1,240,000
Median unit price $664,000 $693,000
Median land price $1,185,500 —
Typical days to sell (houses) 24 days
from 276 sales
 24 days
from 15 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.

Keysborough Aspendale Gardens
3 bed $900K / $1.11M
Keysborough — 3 bed: $900K (202 sales) Aspendale Gardens — 3 bed: $1.11M (30 sales)

202 vs 30 sales

4 bed $1.14M / $1.28M
Keysborough — 4 bed: $1.14M (159 sales) Aspendale Gardens — 4 bed: $1.28M (49 sales)

159 vs 49 sales

5 bed $1.44M / $1.4M
Keysborough — 5 bed: $1.44M (56 sales) Aspendale Gardens — 5 bed: $1.4M (9 sales)

56 vs 9 sales

Zoning mix

Keysborough has more rural and farming land (26% vs 9%); Keysborough has more industrially zoned land (12% vs 0%).

Keysborough Aspendale Gardens
Residential 37% 53%
Infrastructure and transport 17% 32%
Rural and farming 26% 9%
Industrial 12% 0%
Parks and recreation 5%
same for both
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

Keysborough Aspendale Gardens
New dwellings approved 594
across Greater Dandenong
 465
across Kingston (Vic.)
Approvals change year on year -34% -36%

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.

Keysborough Aspendale Gardens
Houses 4.4%
$750/wk on $885K
 4.0%
$850/wk on $1.09M
Units 4.6%
$600/wk on $679K
 —

Ranking within VIC

Keysborough Aspendale Gardens
House price Higher than 66% of VIC Higher than 80% of VIC
Income — Higher than 87% of VIC
Schools Higher than 76% of VIC —
Walkability Higher than 89% of VIC Higher than 88% of VIC
Affordability — Higher than 32% of VIC
EV adoption Higher than 93% of VIC Higher than 91% of VIC
NBN connectivity Higher than 98% of VIC Higher than 95% of VIC
Rental yield (houses) Higher than 88% of VIC Higher than 70% of VIC
Rental yield (units) Higher than 38% of VIC —

Liveability

Aspendale Gardens scores higher overall (68 vs 63).

Keysborough Aspendale Gardens
Grade B A
Score 63/100 68/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Keysborough carries more crime risk (64 vs 26); Aspendale Gardens carries more flood risk (87 vs 53).

Keysborough Aspendale Gardens
Bushfire None
0/100
same for both
Crime Moderate
64/100
 Low
26/100
Flood Moderate
53/100
 High
87/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 27
within 5 km
 8
within 5 km

Schools

Keysborough Aspendale Gardens
Inside the suburb 11 1
Rated above peers 4 1
Rated at peers 2 0
Rated below peers 0
same for both

Schools in Keysborough

  • Haileybury College - Keysborough Boys Independent · Combined above peers
  • Keysborough Gardens Primary School Government · Primary above peers
  • Lighthouse Christian College Independent · Combined above peers
  • Mt Hira College Independent · Combined above peers
  • Chandler Park Primary School Government · Primary at peers
  • Resurrection School Catholic · Primary at peers

Schools in Aspendale Gardens

  • Aspendale Gardens Primary School Government · Primary above peers

Amenities in the suburb

Keysborough Aspendale Gardens
Supermarkets 8 1
Cafes & restaurants 10 2
Parks & reserves 16 5
Childcare 19 5
GPs 6 2
Pharmacies 5 1
Banks & Bank@Post 5 1
Fuel stations 5 2
EV chargers 2 0
Waterways 4 1

Mobility

Keysborough Aspendale Gardens
Walkability score 66/100 63/100
Distance to Melbourne 38.1 km
+4% vs other
 36.4 km
Drive time (normal traffic) 38 min 43 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 312.8
7-9am + 5-7pm
 47.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.8%
postcode 3173
 1.7%
postcode 3195
Rooftop solar per 100 dwellings 49
postcode 3173
 31
postcode 3195

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.

Keysborough Aspendale Gardens
Car (driver) 68.2% / 61.4%
Keysborough — Car (driver): 68.2% Aspendale Gardens — Car (driver): 61.4%
Worked from Home 21.6% / 30.7%
Keysborough — Worked from Home: 21.6% Aspendale Gardens — Worked from Home: 30.7%
Car (passenger) 6.2% / 3.6%
Keysborough — Car (passenger): 6.2% Aspendale Gardens — Car (passenger): 3.6%
Train 2.3% / 2.0%
Keysborough — Train: 2.3% Aspendale Gardens — Train: 2.0%
Walked Only 0.6% / 1.2%
Keysborough — Walked Only: 0.6% Aspendale Gardens — Walked Only: 1.2%
Bus 0.9% / 0.4%
Keysborough — Bus: 0.9% Aspendale Gardens — Bus: 0.4%

Bars are drawn against the largest share shown (68.2%).

Setting

Keysborough Aspendale Gardens
Elevation 11 m
above sea level, at the suburb centre
 6 m
above sea level, at the suburb centre
Distance to the ocean 6.4 km 1.8 km
2.1 km to a named beach

NBN connectivity

Keysborough Aspendale Gardens
Connectivity score 96/100 89/100
Most common technology Fibre to the premises Fibre to the curb
Full-fibre (FTTP) share 89%
10,097 premises
 45%
2,103 premises

Climate

Keysborough Aspendale Gardens
Annual rainfall 781 mm 644 mm
Summer max (Jan) — 26.0°C
Winter min (Jul) — 6.9°C

Air quality (annual mean)

Keysborough Aspendale Gardens
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Keysborough Aspendale Gardens
Average residential rate $2,123/yr $1,940/yr
Council Greater Dandenong Kingston (Vic.)

Federal electorate

Keysborough Aspendale Gardens
Division Isaacs
same for both
Member Mark Dreyfus
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Keysborough Aspendale Gardens
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Keysborough

Large Blocks Multicultural Outer River

Aspendale Gardens

Coastal Outer Parks Premium Quiet

More comparisons

Other comparisons with Keysborough

Keysborough vs Noble Park Keysborough vs Dandenong Keysborough vs Springvale South Keysborough vs Dingley Village Keysborough vs Waterways Keysborough vs Bangholme

Other comparisons with Aspendale Gardens

Aspendale Gardens vs Mordialloc Aspendale Gardens vs Aspendale Aspendale Gardens vs Edithvale Aspendale Gardens vs Chelsea Heights Aspendale Gardens vs Waterways Aspendale Gardens vs Bangholme
Full data on Keysborough Full data on Aspendale Gardens
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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