Langwarrin South vs Pearcedale

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 Langwarrin South: a median of $1.85 million, against $882,000 in Pearcedale, though rent is higher in Pearcedale. On these figures, Langwarrin South tends to suit couples, while Pearcedale suits 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

They split

one each way, out of the 6 things we measure here

  • Langwarrin South is already more of a family suburb (84% vs 74%)
  • Pearcedale 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

Pearcedale

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($882,500 vs $1,855,000)
  • has cheaper land ($1,750,000 vs $2,260,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Langwarrin South

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (12% vs 20%)
  • has cheaper rent ($346/wk vs $400/wk)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

Investors

Langwarrin South

ahead on the one thing that separates them

  • is growing faster (7.9% vs 1.2%)

Weighs population growth.

Where they sit

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

Langwarrin South Pearcedale
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.

Langwarrin South Pearcedale
Walkability 20 / 19
Langwarrin South — Walkability: 20/100 Pearcedale — Walkability: 19/100
Safety 49 / 57
Langwarrin South — Safety: 49/100 Pearcedale — Safety: 57/100
Low fire risk 60 / 100
Langwarrin South — Low fire risk: 60/100 Pearcedale — Low fire risk: 100/100
Low flood risk 100 / 35
Langwarrin South — Low flood risk: 100/100 Pearcedale — Low flood risk: 35/100

Demographics

Pearcedale has more residents (3,867 vs 1,346); Langwarrin South has higher household incomes ($144,196 vs $104,468).

Langwarrin South Pearcedale
Population 1,346 3,867
+187% vs other
Population trend (2016 → 2021) +7.9% +1.2%
Median age 42 41
Median household income $144,196/yr
+28% vs other
 $104,468/yr
Median weekly rent $346/wk $400/wk
+16% vs other

Age profile

Share of residents in each band, 2021 Census.

Langwarrin South Pearcedale
0-4 4.2% / 5.5%
Langwarrin South — 0-4: 4.2% Pearcedale — 0-4: 5.5%
5-14 14.3% / 12.7%
Langwarrin South — 5-14: 14.3% Pearcedale — 5-14: 12.7%
15-19 8.2% / 7.0%
Langwarrin South — 15-19: 8.2% Pearcedale — 15-19: 7.0%
20-24 7.8% / 5.9%
Langwarrin South — 20-24: 7.8% Pearcedale — 20-24: 5.9%
25-34 6.4% / 11.7%
Langwarrin South — 25-34: 6.4% Pearcedale — 25-34: 11.7%
35-44 12.2% / 12.1%
Langwarrin South — 35-44: 12.2% Pearcedale — 35-44: 12.1%
45-54 18.6% / 14.3%
Langwarrin South — 45-54: 18.6% Pearcedale — 45-54: 14.3%
55-64 14.0% / 14.6%
Langwarrin South — 55-64: 14.0% Pearcedale — 55-64: 14.6%
65-74 9.9% / 10.5%
Langwarrin South — 65-74: 9.9% Pearcedale — 65-74: 10.5%
75-84 3.3% / 4.5%
Langwarrin South — 75-84: 3.3% Pearcedale — 75-84: 4.5%
85+ 1.6% / 1.2%
Langwarrin South — 85+: 1.6% Pearcedale — 85+: 1.2%

Bars are drawn against the largest share shown (18.6%).

Who lives together

Household composition, 2021 Census.

Langwarrin South 73.2% couple families
Langwarrin South — Couple Families: 73.2% Langwarrin South — Lone Person: 14.4% Langwarrin South — One Parent Families: 11.3% Langwarrin South — Group Household: 1.1% Langwarrin South — Other Families: 0.0%
Pearcedale 59.4% couple families
Pearcedale — Couple Families: 59.4% Pearcedale — Lone Person: 21.8% Pearcedale — One Parent Families: 14.3% Pearcedale — Group Household: 1.9% Pearcedale — Other Families: 2.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Langwarrin South 4.1% renting
Langwarrin South — Owned Outright: 42.2% Langwarrin South — Mortgage: 53.7% Langwarrin South — Renting: 4.1%
Pearcedale 9.8% renting
Pearcedale — Owned Outright: 37.9% Pearcedale — Mortgage: 52.3% Pearcedale — Renting: 9.8%
Owned outright Mortgage Renting

Qualifications

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

Langwarrin South Pearcedale
Certificate III & IV 18.7% / 20.7%
Langwarrin South — Certificate III & IV: 18.7% Pearcedale — Certificate III & IV: 20.7%
Bachelor Degree 10.9% / 7.4%
Langwarrin South — Bachelor Degree: 10.9% Pearcedale — Bachelor Degree: 7.4%
Advanced Diploma / Diploma 8.8% / 7.7%
Langwarrin South — Advanced Diploma / Diploma: 8.8% Pearcedale — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 2.5% / 1.9%
Langwarrin South — Postgraduate Degree: 2.5% Pearcedale — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 1.4% / 1.5%
Langwarrin South — Graduate Diploma / Certificate: 1.4% Pearcedale — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (20.7%).

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.

Langwarrin South Pearcedale
England 5.0% / 3.7%
Langwarrin South — England: 5.0% Pearcedale — England: 3.7%
New Zealand 1.5% / 1.0%
Langwarrin South — New Zealand: 1.5% Pearcedale — New Zealand: 1.0%
Scotland 0.5% / 0.9%
Langwarrin South — Scotland: 0.5% Pearcedale — Scotland: 0.9%
Germany 0.7% / 0.5%
Langwarrin South — Germany: 0.7% Pearcedale — Germany: 0.5%
Italy 0.6% / 0.4%
Langwarrin South — Italy: 0.6% Pearcedale — Italy: 0.4%
South Africa 0.6% / —
Langwarrin South — South Africa: 0.6% Pearcedale — South Africa: not among its largest

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Langwarrin South 98.8% houses
Langwarrin South — Houses: 98.8% Langwarrin South — Flats / Apartments: 1.2% Langwarrin South — Townhouses: 0.0%
Pearcedale 96.6% houses
Pearcedale — Houses: 96.6% Pearcedale — Flats / Apartments: 2.9% Pearcedale — Townhouses: 0.5%
Houses Flats / Apartments Townhouses

Property market

Langwarrin South Pearcedale
Median house price $1,855,000 $882,500
Median unit price —
same for both
Median land price $2,260,000 $1,750,000
Typical days to sell (houses) — 27 days
from 21 sales

Zoning mix

Pearcedale has more rural and farming land (74% vs 0%); Langwarrin South has more land zoned for conservation (36% vs 17%).

Langwarrin South Pearcedale
Rural and farming 0% 74%
Residential 59% 3%
Environmental 36% 17%
Infrastructure and transport 3% 2%
Parks and recreation 2% 3%
Planning zones cover 100% of Langwarrin South and 99% of Pearcedale. The rest is unzoned land such as water or road reserve.
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

Langwarrin South Pearcedale
New dwellings approved 725
across Frankston
 3,412
across Casey
Approvals change year on year -47% -15%

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.

Langwarrin South Pearcedale
Houses — 3.0%
$875/wk on $1.54M
Units —
same for both

Ranking within VIC

Langwarrin South Pearcedale
House price — Higher than 62% of VIC
Income Higher than 98% of VIC Higher than 77% of VIC
Schools —
same for both
Walkability Higher than 79% of VIC
same for both
Affordability — Higher than 61% of VIC
EV adoption Higher than 71% of VIC Higher than 62% of VIC
NBN connectivity Higher than 82% of VIC Higher than 75% of VIC
Rental yield (houses) — Higher than 12% of VIC

Liveability

Langwarrin South scores higher overall (69 vs 56).

Langwarrin South Pearcedale
Grade A B
Score 69/100 56/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 7/10

Risk profile

Pearcedale carries more flood risk (65 vs 0); Langwarrin South carries more bushfire risk (40 vs 0).

Langwarrin South Pearcedale
Bushfire Moderate
40/100
 None
0/100
Crime Moderate
51/100
 Moderate
43/100
Flood None
0/100
 Moderate
65/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 0
within 5 km

Schools

Langwarrin South Pearcedale
Inside the suburb 2
same for both
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 2 0

Schools in Langwarrin South

  • Bayside Christian College Independent · Combined below peers
  • Woodleigh School Independent · Combined below peers

Schools in Pearcedale

  • Pearcedale Primary School Government · Primary above peers
  • Pearcedale Primary School-Pearcedale Deaf Facility Government · Primary

Amenities in the suburb

Langwarrin South Pearcedale
Cafes & restaurants 0 1
Parks & reserves 2 4
Childcare 2 3
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 2
Fuel stations 0 1

Mobility

Langwarrin South Pearcedale
Walkability score 20/100 19/100
Distance to Melbourne 62.5 km
+3% vs other
 60.6 km
Drive time (normal traffic) 55 min 57 min
Public transport score 21/100
Bus
 61/100
Bus
Peak arrivals per hour 5.5
7-9am + 5-7pm
 17.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 3911
 0.6%
postcode 3912
Rooftop solar per 100 dwellings 45
postcode 3911
 42
postcode 3912

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.

Langwarrin South Pearcedale
Car (driver) 63.4% / 71.7%
Langwarrin South — Car (driver): 63.4% Pearcedale — Car (driver): 71.7%
Worked from Home 29.1% / 21.2%
Langwarrin South — Worked from Home: 29.1% Pearcedale — Worked from Home: 21.2%
Car (passenger) 5.6% / 4.1%
Langwarrin South — Car (passenger): 5.6% Pearcedale — Car (passenger): 4.1%
Walked Only 1.9% / 2.3%
Langwarrin South — Walked Only: 1.9% Pearcedale — Walked Only: 2.3%
Train — / 0.5%
Langwarrin South — Train: not among its largest Pearcedale — Train: 0.5%

Bars are drawn against the largest share shown (71.7%).

Setting

Langwarrin South Pearcedale
Elevation 99 m
above sea level, at the suburb centre
 22 m
above sea level, at the suburb centre
Distance to the ocean 7.4 km 3.4 km

NBN connectivity

Langwarrin South Pearcedale
Connectivity score 74/100 61/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 52%
464 premises
 39%
1,451 premises

Climate

Langwarrin South Pearcedale
Annual rainfall —
same for both
Summer max (Jan) 24.5°C
same for both
Winter min (Jul) 8.3°C
same for both

Air quality (annual mean)

Langwarrin South Pearcedale
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

Langwarrin South Pearcedale
Average residential rate $1,795/yr $1,767/yr
Council Frankston Casey

Federal electorate

Langwarrin South Pearcedale
Division Dunkley Holt
Member Jodie Belyea Cassandra Fernando
Party Australian Labor Party
same for both

First Home Owner Grant

Langwarrin South Pearcedale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Langwarrin South

Acreage Outer Premium

Pearcedale

Acreage Outer

More comparisons

Other comparisons with Langwarrin South

Langwarrin South vs Frankston Langwarrin South vs Langwarrin Langwarrin South vs Frankston South Langwarrin South vs Baxter

Other comparisons with Pearcedale

Pearcedale vs Langwarrin Pearcedale vs Somerville Pearcedale vs Cranbourne South Pearcedale vs Baxter Pearcedale vs Devon Meadows Pearcedale vs Cannons Creek
Full data on Langwarrin South Full data on Pearcedale
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or