Lower Plenty vs Templestowe Lower

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 $1.34 million in Templestowe Lower, though rent is higher in Templestowe Lower. Templestowe Lower is closer to the city centre: 16.3 km, against 24.2 km. On these figures, Lower Plenty tends to suit 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

Templestowe Lower

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (5 vs 1)
  • has more childcare (13 vs 4)
  • has more parks and reserves (23 vs 10)

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

First-home buyers

Lower Plenty

ahead on 2 of the 4 things we measure here

  • has cheaper units ($645,000 vs $839,000)
  • leaves households under less mortgage stress (24% vs 30%)
  • But Templestowe Lower has cheaper houses ($1,344,000 vs $1,550,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Lower Plenty

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (18% vs 25%)
  • has cheaper rent ($400/wk vs $475/wk)

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

Commuting to the city

Templestowe Lower

ahead on 3 of the 4 things we measure here

  • is more walkable (80/100 vs 27/100)
  • sits closer to the CBD (16.3 km vs 24.2 km)
  • has a shorter drive in (23 min vs 34 min)

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

Downsizers and retirees

Templestowe Lower

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 0)
  • is more walkable (80/100 vs 27/100)

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

Investors

Templestowe Lower

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.2% vs 2.2%)

Weighs house yield and population growth.

Where they sit

Lower Plenty and Templestowe Lower 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 Templestowe Lower
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 Templestowe Lower
Walkability 27 / 80
Lower Plenty — Walkability: 27/100 Templestowe Lower — Walkability: 80/100
Safety 59 / 63
Lower Plenty — Safety: 59/100 Templestowe Lower — Safety: 63/100
Low fire risk 100 / 100
Lower Plenty — Low fire risk: 100/100 Templestowe Lower — Low fire risk: 100/100
Low flood risk 23 / 38
Lower Plenty — Low flood risk: 23/100 Templestowe Lower — Low flood risk: 38/100

Demographics

Templestowe Lower has more residents (14,098 vs 3,962); Templestowe Lower rents higher ($475/wk vs $400/wk).

Lower Plenty Templestowe Lower
Population 3,962 14,098
+256% vs other
Population trend (2016 → 2021) +1.8% +5.0%
Median age 45
same for both
Median household income $112,320/yr
+11% vs other
 $99,840/yr
Median weekly rent $400/wk $475/wk
+19% vs other

Age profile

Share of residents in each band, 2021 Census.

Lower Plenty Templestowe Lower
0-4 4.8% / 4.9%
Lower Plenty — 0-4: 4.8% Templestowe Lower — 0-4: 4.9%
5-14 11.8% / 11.8%
Lower Plenty — 5-14: 11.8% Templestowe Lower — 5-14: 11.8%
15-19 5.9% / 5.9%
Lower Plenty — 15-19: 5.9% Templestowe Lower — 15-19: 5.9%
20-24 5.0% / 4.8%
Lower Plenty — 20-24: 5.0% Templestowe Lower — 20-24: 4.8%
25-34 9.5% / 9.6%
Lower Plenty — 25-34: 9.5% Templestowe Lower — 25-34: 9.6%
35-44 12.2% / 12.7%
Lower Plenty — 35-44: 12.2% Templestowe Lower — 35-44: 12.7%
45-54 14.7% / 14.4%
Lower Plenty — 45-54: 14.7% Templestowe Lower — 45-54: 14.4%
55-64 12.9% / 11.5%
Lower Plenty — 55-64: 12.9% Templestowe Lower — 55-64: 11.5%
65-74 11.8% / 9.9%
Lower Plenty — 65-74: 11.8% Templestowe Lower — 65-74: 9.9%
75-84 7.6% / 10.0%
Lower Plenty — 75-84: 7.6% Templestowe Lower — 75-84: 10.0%
85+ 3.8% / 4.4%
Lower Plenty — 85+: 3.8% Templestowe Lower — 85+: 4.4%

Bars are drawn against the largest share shown (14.7%).

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%
Templestowe Lower 53.7% couple families
Templestowe Lower — Couple Families: 53.7% Templestowe Lower — Lone Person: 26.3% Templestowe Lower — One Parent Families: 16.2% Templestowe Lower — Group Household: 2.4% Templestowe Lower — 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%
Templestowe Lower 18.0% renting
Templestowe Lower — Owned Outright: 48.6% Templestowe Lower — Mortgage: 33.4% Templestowe Lower — Renting: 18.0%
Owned outright Mortgage Renting

Qualifications

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

Lower Plenty Templestowe Lower
Bachelor Degree 19.0% / 20.1%
Lower Plenty — Bachelor Degree: 19.0% Templestowe Lower — Bachelor Degree: 20.1%
Certificate III & IV 10.5% / 7.5%
Lower Plenty — Certificate III & IV: 10.5% Templestowe Lower — Certificate III & IV: 7.5%
Advanced Diploma / Diploma 9.0% / 8.7%
Lower Plenty — Advanced Diploma / Diploma: 9.0% Templestowe Lower — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 6.4% / 7.8%
Lower Plenty — Postgraduate Degree: 6.4% Templestowe Lower — Postgraduate Degree: 7.8%
Graduate Diploma / Certificate 3.6% / 2.8%
Lower Plenty — Graduate Diploma / Certificate: 3.6% Templestowe Lower — Graduate Diploma / Certificate: 2.8%

Bars are drawn against the largest share shown (20.1%).

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 Templestowe Lower
China 2.4% / 8.4%
Lower Plenty — China: 2.4% Templestowe Lower — China: 8.4%
England 3.4% / 1.3%
Lower Plenty — England: 3.4% Templestowe Lower — England: 1.3%
Greece 0.6% / 3.7%
Lower Plenty — Greece: 0.6% Templestowe Lower — Greece: 3.7%
Italy 1.1% / 2.7%
Lower Plenty — Italy: 1.1% Templestowe Lower — Italy: 2.7%
Malaysia — / 3.1%
Lower Plenty — Malaysia: not among its largest Templestowe Lower — Malaysia: 3.1%
Iran 0.7% / 2.4%
Lower Plenty — Iran: 0.7% Templestowe Lower — Iran: 2.4%
New Zealand 0.8% / —
Lower Plenty — New Zealand: 0.8% Templestowe Lower — New Zealand: not among its largest

Bars are drawn against the largest share shown (8.4%).

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%
Templestowe Lower 80.7% houses
Templestowe Lower — Houses: 80.7% Templestowe Lower — Townhouses: 18.1% Templestowe Lower — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Lower Plenty Templestowe Lower
Median house price $1,550,000 $1,344,000
Median unit price $645,000 $839,000
Median land price $1,085,000 $1,051,000
Typical days to sell (houses) 34 days
from 42 sales
 26 days
from 173 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 Templestowe Lower
2 bed $606K / $648K
Lower Plenty — 2 bed: $606K (27 sales) Templestowe Lower — 2 bed: $648K (9 sales)

27 vs 9 sales

3 bed $850K / $906K
Lower Plenty — 3 bed: $850K (11 sales) Templestowe Lower — 3 bed: $906K (20 sales)

11 vs 20 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 Templestowe Lower
3 bed $1.15M / $1.24M
Lower Plenty — 3 bed: $1.15M (23 sales) Templestowe Lower — 3 bed: $1.24M (83 sales)

23 vs 83 sales

4 bed $2.05M / $1.36M
Lower Plenty — 4 bed: $2.05M (32 sales) Templestowe Lower — 4 bed: $1.36M (127 sales)

32 vs 127 sales

5 bed $2.25M / $1.48M
Lower Plenty — 5 bed: $2.25M (7 sales) Templestowe Lower — 5 bed: $1.48M (34 sales)

7 vs 34 sales

Zoning mix

Lower Plenty has more land zoned for conservation (22% vs 1%).

Lower Plenty Templestowe Lower
Residential 44% 77%
Environmental 22% 1%
Parks and recreation 17% 14%
Other and special use 14% 0%
Infrastructure and transport 3% 8%
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 Templestowe Lower
New dwellings approved 722
across Banyule
 486
across Manningham
Approvals change year on year -75% -2%

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 Templestowe Lower
Houses 2.2%
$620/wk on $1.45M
 3.2%
$820/wk on $1.35M
Units — 4.2%
$638/wk on $790K

Ranking within VIC

Lower Plenty Templestowe Lower
House price Higher than 85% of VIC Higher than 83% of VIC
Income Higher than 85% of VIC Higher than 72% of VIC
Schools — Higher than 80% of VIC
Walkability Higher than 82% of VIC Higher than 93% of VIC
Affordability Higher than 22% of VIC Higher than 17% of VIC
EV adoption Higher than 94% of VIC
same for both
NBN connectivity Higher than 84% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 2% of VIC Higher than 20% of VIC
Rental yield (units) — Higher than 16% of VIC

Liveability

Templestowe Lower is more walkable (80 vs 27); Templestowe Lower scores higher overall (79 vs 68).

Lower Plenty Templestowe Lower
Grade A
same for both
Score 68/100 79/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Lower Plenty carries more flood risk (77 vs 62).

Lower Plenty Templestowe Lower
Bushfire None
0/100
same for both
Crime Moderate
41/100
 Low
37/100
Flood High
77/100
 Moderate
62/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Lower Plenty Templestowe Lower
Inside the suburb 1 5
Rated above peers 0 2
Rated at peers 0 1
Rated below peers 1
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 6.7 km
 3
Melbourne (Bundoora) Campus, 8.6 km
Full-time students aged 15–24 2.9%
same for both

Schools in Lower Plenty

  • Lower Plenty Primary School Government · Primary below peers

Schools in Templestowe Lower

  • Templestowe Heights Primary School Government · Primary above peers
  • Templestowe Valley Primary School Government · Primary above peers
  • Templestowe College Government · Secondary at peers
  • St Kevin's School Catholic · Primary below peers
  • Bulleen Heights School-Manningham Road Campus Government · Secondary · Special school

Amenities in the suburb

Lower Plenty Templestowe Lower
Supermarkets 2 6
Cafes & restaurants 2 9
Parks & reserves 10 23
Childcare 4 13
GPs 0 6
Pharmacies 1 2
Banks & Bank@Post 1 0
Fuel stations 0 2
Waterways 2 5

Mobility

Lower Plenty sits further from the CBD (24.2 km vs 16.3 km).

Lower Plenty Templestowe Lower
Walkability score 27/100 80/100
Distance to Melbourne 24.2 km
+33% vs other
 16.3 km
Drive time (normal traffic) 34 min 23 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 72.0
7-9am + 5-7pm
 304.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.0%
postcode 3093
 2.0%
postcode 3107
Rooftop solar per 100 dwellings 30
postcode 3093
 25
postcode 3107

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 Templestowe Lower
Car (driver) 55.8% / 52.7%
Lower Plenty — Car (driver): 55.8% Templestowe Lower — Car (driver): 52.7%
Worked from Home 38.2% / 38.4%
Lower Plenty — Worked from Home: 38.2% Templestowe Lower — Worked from Home: 38.4%
Car (passenger) 2.5% / 4.1%
Lower Plenty — Car (passenger): 2.5% Templestowe Lower — Car (passenger): 4.1%
Bus 0.6% / 3.5%
Lower Plenty — Bus: 0.6% Templestowe Lower — Bus: 3.5%
Train 1.8% / 0.5%
Lower Plenty — Train: 1.8% Templestowe Lower — Train: 0.5%
Walked Only 0.7% / 0.7%
Lower Plenty — Walked Only: 0.7% Templestowe Lower — Walked Only: 0.7%

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

Setting

Lower Plenty Templestowe Lower
Elevation 53 m
above sea level, at the suburb centre
 45 m
above sea level, at the suburb centre
Distance to the ocean 18.7 km 16.5 km

NBN connectivity

Lower Plenty Templestowe Lower
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 17%
1,739 premises
 3%
5,999 premises

Climate

Lower Plenty Templestowe Lower
Annual rainfall 534 mm 777 mm
Summer max (Jan) 26.7°C 26.9°C
Winter min (Jul) 6.5°C 6.3°C

Air quality (annual mean)

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

Council rates

Lower Plenty Templestowe Lower
Average residential rate $1,787/yr $2,000/yr
Council Banyule Manningham

Federal electorate

Lower Plenty Templestowe Lower
Division Jagajaga Menzies
Member Kate Thwaites Gabriel Ng
Party Australian Labor Party
same for both

First Home Owner Grant

Lower Plenty Templestowe Lower
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

Templestowe Lower

Middle-Ring Multicultural Parks Premium Professionals

More comparisons

Other comparisons with Lower Plenty

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

Other comparisons with Templestowe Lower

Templestowe Lower vs Doncaster Templestowe Lower vs Templestowe Templestowe Lower vs Bulleen Templestowe Lower vs Viewbank
Full data on Lower Plenty Full data on Templestowe Lower
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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