Lower Plenty vs Montmorency

Montmorency is the younger of the two, with a median age of 41 against 45 in Lower Plenty. 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. Houses cost more in Lower Plenty: a median of $1.55 million, against $1.15 million in Montmorency. On these figures, Montmorency 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

Montmorency

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 1)
  • has more childcare (10 vs 4)
  • has more parks and reserves (24 vs 10)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Lower Plenty has cheaper units ($645,000 vs $737,000)
  • Montmorency has cheaper houses ($1,150,000 vs $1,550,000)

Weighs house prices, unit 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

Montmorency

ahead on the one thing that separates them

  • is more walkable (78/100 vs 27/100)

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

Downsizers and retirees

Montmorency

ahead on 3 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (78/100 vs 27/100)
  • carries lower crime risk (22/100 vs 41/100)
  • But Lower Plenty has more units and townhouses to downsize into (25% vs 13%)

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

Investors

Montmorency

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 2.2%)

Weighs house yield and population growth.

Where they sit

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

Lower Plenty Montmorency
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.

Lower Plenty Montmorency
Walkability 27 / 78
Lower Plenty — Walkability: 27/100 Montmorency — Walkability: 78/100
Safety 59 / 78
Lower Plenty — Safety: 59/100 Montmorency — Safety: 78/100
Low fire risk 100 / 100
Lower Plenty — Low fire risk: 100/100 Montmorency — Low fire risk: 100/100
Low flood risk 23 / 55
Lower Plenty — Low flood risk: 23/100 Montmorency — Low flood risk: 55/100

Demographics

Montmorency has more residents (9,250 vs 3,962); Lower Plenty skews older (45 vs 41).

Lower Plenty Montmorency
Population 3,962 9,250
+133% vs other
Population trend (2016 → 2021) +1.8% +3.2%
Median age 45 41
Median household income $112,320/yr
+4% vs other
 $107,952/yr
Median weekly rent $400/wk $420/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Lower Plenty Montmorency
0-4 4.8% / 6.3%
Lower Plenty — 0-4: 4.8% Montmorency — 0-4: 6.3%
5-14 11.8% / 13.8%
Lower Plenty — 5-14: 11.8% Montmorency — 5-14: 13.8%
15-19 5.9% / 5.1%
Lower Plenty — 15-19: 5.9% Montmorency — 15-19: 5.1%
20-24 5.0% / 4.2%
Lower Plenty — 20-24: 5.0% Montmorency — 20-24: 4.2%
25-34 9.5% / 10.0%
Lower Plenty — 25-34: 9.5% Montmorency — 25-34: 10.0%
35-44 12.2% / 15.1%
Lower Plenty — 35-44: 12.2% Montmorency — 35-44: 15.1%
45-54 14.7% / 14.0%
Lower Plenty — 45-54: 14.7% Montmorency — 45-54: 14.0%
55-64 12.9% / 12.1%
Lower Plenty — 55-64: 12.9% Montmorency — 55-64: 12.1%
65-74 11.8% / 11.7%
Lower Plenty — 65-74: 11.8% Montmorency — 65-74: 11.7%
75-84 7.6% / 6.2%
Lower Plenty — 75-84: 7.6% Montmorency — 75-84: 6.2%
85+ 3.8% / 1.6%
Lower Plenty — 85+: 3.8% Montmorency — 85+: 1.6%

Bars are drawn against the largest share shown (15.1%).

Who lives together

Household composition, 2021 Census.

Lower Plenty 47.6% couple families
Lower Plenty — Couple Families: 47.6% Lower Plenty — Lone Person: 36.6% Lower Plenty — One Parent Families: 12.8% Lower Plenty — Group Household: 1.9% Lower Plenty — Other Families: 1.2%
Montmorency 48.6% couple families
Montmorency — Couple Families: 48.6% Montmorency — Lone Person: 32.0% Montmorency — One Parent Families: 15.8% Montmorency — Group Household: 2.1% Montmorency — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Lower Plenty 15.1% renting
Lower Plenty — Owned Outright: 45.0% Lower Plenty — Mortgage: 39.9% Lower Plenty — Renting: 15.1%
Montmorency 17.6% renting
Montmorency — Owned Outright: 40.1% Montmorency — Mortgage: 42.3% Montmorency — Renting: 17.6%
Owned outright Mortgage Renting

Qualifications

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

Lower Plenty Montmorency
Bachelor Degree 19.0% / 18.3%
Lower Plenty — Bachelor Degree: 19.0% Montmorency — Bachelor Degree: 18.3%
Certificate III & IV 10.5% / 11.6%
Lower Plenty — Certificate III & IV: 10.5% Montmorency — Certificate III & IV: 11.6%
Advanced Diploma / Diploma 9.0% / 9.3%
Lower Plenty — Advanced Diploma / Diploma: 9.0% Montmorency — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 6.4% / 6.6%
Lower Plenty — Postgraduate Degree: 6.4% Montmorency — Postgraduate Degree: 6.6%
Graduate Diploma / Certificate 3.6% / 4.2%
Lower Plenty — Graduate Diploma / Certificate: 3.6% Montmorency — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (19.0%).

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.

Lower Plenty Montmorency
England 3.4% / 3.6%
Lower Plenty — England: 3.4% Montmorency — England: 3.6%
China 2.4% / 0.9%
Lower Plenty — China: 2.4% Montmorency — China: 0.9%
New Zealand 0.8% / 1.2%
Lower Plenty — New Zealand: 0.8% Montmorency — New Zealand: 1.2%
Italy 1.1% / 0.8%
Lower Plenty — Italy: 1.1% Montmorency — Italy: 0.8%
India 0.5% / 0.7%
Lower Plenty — India: 0.5% Montmorency — India: 0.7%
Iran 0.7% / —
Lower Plenty — Iran: 0.7% Montmorency — Iran: not among its largest

Bars are drawn against the largest share shown (3.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Lower Plenty 75.4% houses
Lower Plenty — Houses: 75.4% Lower Plenty — Townhouses: 21.0% Lower Plenty — Flats / Apartments: 3.6%
Montmorency 87.2% houses
Montmorency — Houses: 87.2% Montmorency — Townhouses: 11.8% Montmorency — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Lower Plenty Montmorency
Median house price $1,550,000 $1,150,000
Median unit price $645,000 $737,000
Median land price $1,085,000 —
Typical days to sell (houses) 34 days
from 42 sales
 26 days
from 58 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.

Lower Plenty Montmorency
2 bed $606K / $708K
Lower Plenty — 2 bed: $606K (27 sales) Montmorency — 2 bed: $708K (30 sales)

27 vs 30 sales

3 bed $850K / $852K
Lower Plenty — 3 bed: $850K (11 sales) Montmorency — 3 bed: $852K (19 sales)

11 vs 19 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.

Lower Plenty Montmorency
3 bed $1.15M / $1.08M
Lower Plenty — 3 bed: $1.15M (23 sales) Montmorency — 3 bed: $1.08M (56 sales)

23 vs 56 sales

4 bed $2.05M / $1.29M
Lower Plenty — 4 bed: $2.05M (32 sales) Montmorency — 4 bed: $1.29M (44 sales)

32 vs 44 sales

5 bed $2.25M / $1.37M
Lower Plenty — 5 bed: $2.25M (7 sales) Montmorency — 5 bed: $1.37M (8 sales)

7 vs 8 sales

Zoning mix

Lower Plenty has more land zoned for conservation (22% vs 0%).

Lower Plenty Montmorency
Residential 44% 85%
Environmental 22% 0%
Parks and recreation 17% 7%
Other and special use 14% 0%
Infrastructure and transport 3% 7%
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

Lower Plenty Montmorency
New dwellings approved 722
across Banyule
same for both
Approvals change year on year -75%
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.

Lower Plenty Montmorency
Houses 2.2%
$620/wk on $1.45M
 3.5%
$700/wk on $1.05M
Units — 3.9%
$550/wk on $740K

Ranking within VIC

Lower Plenty Montmorency
House price Higher than 85% of VIC Higher than 76% of VIC
Income Higher than 85% of VIC Higher than 80% of VIC
Schools — Higher than 60% of VIC
Walkability Higher than 82% of VIC Higher than 93% of VIC
Affordability Higher than 22% of VIC Higher than 34% of VIC
EV adoption Higher than 94% of VIC Higher than 86% of VIC
NBN connectivity Higher than 84% of VIC
same for both
Rental yield (houses) Higher than 2% of VIC Higher than 35% of VIC
Rental yield (units) — Higher than 6% of VIC

Liveability

Montmorency is more walkable (78 vs 27); Montmorency scores higher overall (77 vs 68).

Lower Plenty Montmorency
Grade A
same for both
Score 68/100 77/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Lower Plenty carries more crime risk (41 vs 22); Lower Plenty carries more flood risk (77 vs 45).

Lower Plenty Montmorency
Bushfire None
0/100
same for both
Crime Moderate
41/100
 Low
22/100
Flood High
77/100
 Moderate
45/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Lower Plenty Montmorency
Inside the suburb 1 4
Rated above peers 0 1
Rated at peers 0 3
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 6.7 km
 2
Melbourne (Bundoora) Campus, 6.2 km
Full-time students aged 15–24 2.9% 2.0%

Schools in Lower Plenty

  • Lower Plenty Primary School Government · Primary below peers

Schools in Montmorency

  • Montmorency Primary School Government · Primary above peers
  • Montmorency Secondary College Government · Secondary at peers
  • Montmorency South Primary School Government · Primary at peers
  • St Francis Xavier Primary School Catholic · Primary at peers

Amenities in the suburb

Lower Plenty Montmorency
Supermarkets 2
same for both
Cafes & restaurants 2 7
Parks & reserves 10 24
Childcare 4 10
GPs 0 2
Pharmacies 1 0
Banks & Bank@Post 1
same for both
Fuel stations 0 2
Waterways 2 0

Mobility

Lower Plenty Montmorency
Walkability score 27/100 78/100
Distance to Melbourne 24.2 km
+7% vs other
 22.5 km
Drive time (normal traffic) 34 min
same for both
Public transport score 79/100
Bus
 91/100
Rail · Bus
Peak arrivals per hour 72.0
7-9am + 5-7pm
 162.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.0%
postcode 3093
 1.4%
postcode 3094
Rooftop solar per 100 dwellings 30
postcode 3093
 27
postcode 3094

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.

Lower Plenty Montmorency
Car (driver) 55.8% / 51.6%
Lower Plenty — Car (driver): 55.8% Montmorency — Car (driver): 51.6%
Worked from Home 38.2% / 40.2%
Lower Plenty — Worked from Home: 38.2% Montmorency — Worked from Home: 40.2%
Train 1.8% / 3.2%
Lower Plenty — Train: 1.8% Montmorency — Train: 3.2%
Car (passenger) 2.5% / 2.3%
Lower Plenty — Car (passenger): 2.5% Montmorency — Car (passenger): 2.3%
Walked Only 0.7% / 1.5%
Lower Plenty — Walked Only: 0.7% Montmorency — Walked Only: 1.5%

Bars are drawn against the largest share shown (55.8%).

Setting

Lower Plenty Montmorency
Elevation 53 m
above sea level, at the suburb centre
 78 m
above sea level, at the suburb centre
Distance to the ocean 18.7 km 20.8 km

NBN connectivity

Lower Plenty Montmorency
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 17%
1,739 premises
 0%
4,038 premises

Climate

Lower Plenty Montmorency
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)

Lower Plenty Montmorency
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Lower Plenty Montmorency
Average residential rate $1,787/yr
same for both
Council Banyule
same for both

Federal electorate

Lower Plenty Montmorency
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Lower Plenty Montmorency
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Lower Plenty

Middle-Ring Premium Townhouses

Montmorency

Easy Commute Middle-Ring Parks Professionals Transport Hub Village Feel

More comparisons

Other comparisons with Lower Plenty

Lower Plenty vs Eltham Lower Plenty vs Templestowe Lower Plenty vs Templestowe Lower Lower Plenty vs Viewbank Lower Plenty vs Yallambie

Other comparisons with Montmorency

Montmorency vs Greensborough Montmorency vs Eltham Montmorency vs Yallambie Montmorency vs Briar Hill
Full data on Lower Plenty Full data on Montmorency
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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