Lower Plenty vs Templestowe

In both, the large majority of households own their home and the large majority of homes are detached houses. In Lower Plenty, about half of households are couple families. In Templestowe, most households are couple families. Templestowe is closer to the city centre: 21.5 km, against 24.2 km. On these figures, Lower Plenty tends to suit people living alone, while Templestowe suits couples.

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

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (49 vs 10)
  • has more schools rated above their peers (2 vs 0)
  • has more childcare (10 vs 4)

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 land ($1,085,000 vs $1,650,000)
  • leaves households under less mortgage stress (24% vs 29%)

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

Renters

Lower Plenty

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($400/wk vs $513/wk)
  • leaves renters under less rental stress (18% vs 24%)

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

Commuting to the city

Templestowe

ahead on 2 of the 4 things we measure here

  • is more walkable (50/100 vs 27/100)
  • sits closer to the CBD (21.5 km vs 24.2 km)

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

Downsizers and retirees

Templestowe

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • is more walkable (50/100 vs 27/100)

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

Investors

Templestowe

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.0% vs 2.2%)

Weighs house yield and population growth.

Where they sit

Lower Plenty and Templestowe 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
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
Walkability 27 / 50
Lower Plenty — Walkability: 27/100 Templestowe — Walkability: 50/100
Safety 59 / 66
Lower Plenty — Safety: 59/100 Templestowe — Safety: 66/100
Low fire risk 100 / 26
Lower Plenty — Low fire risk: 100/100 Templestowe — Low fire risk: 26/100
Low flood risk 23 / 42
Lower Plenty — Low flood risk: 23/100 Templestowe — Low flood risk: 42/100

Demographics

Templestowe has more residents (16,966 vs 3,962); Templestowe rents higher ($513/wk vs $400/wk).

Lower Plenty Templestowe
Population 3,962 16,966
+328% vs other
Population trend (2016 → 2021) +1.8% +2.1%
Median age 45 46
Median household income $112,320/yr $112,476/yr
Median weekly rent $400/wk $513/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Lower Plenty Templestowe
0-4 4.8% / 4.2%
Lower Plenty — 0-4: 4.8% Templestowe — 0-4: 4.2%
5-14 11.8% / 11.2%
Lower Plenty — 5-14: 11.8% Templestowe — 5-14: 11.2%
15-19 5.9% / 5.9%
Lower Plenty — 15-19: 5.9% Templestowe — 15-19: 5.9%
20-24 5.0% / 5.5%
Lower Plenty — 20-24: 5.0% Templestowe — 20-24: 5.5%
25-34 9.5% / 9.3%
Lower Plenty — 25-34: 9.5% Templestowe — 25-34: 9.3%
35-44 12.2% / 11.8%
Lower Plenty — 35-44: 12.2% Templestowe — 35-44: 11.8%
45-54 14.7% / 12.4%
Lower Plenty — 45-54: 14.7% Templestowe — 45-54: 12.4%
55-64 12.9% / 14.5%
Lower Plenty — 55-64: 12.9% Templestowe — 55-64: 14.5%
65-74 11.8% / 12.5%
Lower Plenty — 65-74: 11.8% Templestowe — 65-74: 12.5%
75-84 7.6% / 8.5%
Lower Plenty — 75-84: 7.6% Templestowe — 75-84: 8.5%
85+ 3.8% / 4.1%
Lower Plenty — 85+: 3.8% Templestowe — 85+: 4.1%

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 60.1% couple families
Templestowe — Couple Families: 60.1% Templestowe — Lone Person: 23.6% Templestowe — One Parent Families: 13.4% Templestowe — Group Household: 1.8% Templestowe — Other Families: 1.2%
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 14.6% renting
Templestowe — Owned Outright: 48.8% Templestowe — Mortgage: 36.6% Templestowe — Renting: 14.6%
Owned outright Mortgage Renting

Qualifications

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

Lower Plenty Templestowe
Bachelor Degree 19.0% / 21.5%
Lower Plenty — Bachelor Degree: 19.0% Templestowe — Bachelor Degree: 21.5%
Certificate III & IV 10.5% / 7.2%
Lower Plenty — Certificate III & IV: 10.5% Templestowe — Certificate III & IV: 7.2%
Advanced Diploma / Diploma 9.0% / 8.1%
Lower Plenty — Advanced Diploma / Diploma: 9.0% Templestowe — Advanced Diploma / Diploma: 8.1%
Postgraduate Degree 6.4% / 8.5%
Lower Plenty — Postgraduate Degree: 6.4% Templestowe — Postgraduate Degree: 8.5%
Graduate Diploma / Certificate 3.6% / 2.4%
Lower Plenty — Graduate Diploma / Certificate: 3.6% Templestowe — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (21.5%).

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
China 2.4% / 10.6%
Lower Plenty — China: 2.4% Templestowe — China: 10.6%
England 3.4% / 2.2%
Lower Plenty — England: 3.4% Templestowe — England: 2.2%
Italy 1.1% / 2.7%
Lower Plenty — Italy: 1.1% Templestowe — Italy: 2.7%
Iran 0.7% / 2.6%
Lower Plenty — Iran: 0.7% Templestowe — Iran: 2.6%
Greece 0.6% / 2.6%
Lower Plenty — Greece: 0.6% Templestowe — Greece: 2.6%
Malaysia — / 2.9%
Lower Plenty — Malaysia: not among its largest Templestowe — Malaysia: 2.9%
New Zealand 0.8% / —
Lower Plenty — New Zealand: 0.8% Templestowe — New Zealand: not among its largest

Bars are drawn against the largest share shown (10.6%).

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%
Templestowe 77.6% houses
Templestowe — Houses: 77.6% Templestowe — Townhouses: 18.6% Templestowe — Flats / Apartments: 3.8%
Houses Townhouses Flats / Apartments

Property market

Lower Plenty Templestowe
Median house price $1,550,000 $1,606,000
Median unit price $645,000 $655,400
Median land price $1,085,000 $1,650,000
Typical days to sell (houses) 34 days
from 42 sales
 26 days
from 183 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
2 bed $606K / $628K
Lower Plenty — 2 bed: $606K (27 sales) Templestowe — 2 bed: $628K (22 sales)

27 vs 22 sales

3 bed $850K / $958K
Lower Plenty — 3 bed: $850K (11 sales) Templestowe — 3 bed: $958K (12 sales)

11 vs 12 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
3 bed $1.15M / $1.25M
Lower Plenty — 3 bed: $1.15M (23 sales) Templestowe — 3 bed: $1.25M (27 sales)

23 vs 27 sales

4 bed $2.05M / $1.55M
Lower Plenty — 4 bed: $2.05M (32 sales) Templestowe — 4 bed: $1.55M (169 sales)

32 vs 169 sales

5 bed $2.25M / $1.8M
Lower Plenty — 5 bed: $2.25M (7 sales) Templestowe — 5 bed: $1.8M (65 sales)

7 vs 65 sales

Zoning mix

Lower Plenty has more land zoned for conservation (22% vs 3%).

Lower Plenty Templestowe
Residential 44% 59%
Parks and recreation 17% 32%
Environmental 22% 3%
Other and special use 14% 1%
Infrastructure and transport 3% 5%
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
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
Houses 2.2%
$620/wk on $1.45M
 3.0%
$935/wk on $1.6M
Units — 4.7%
$595/wk on $665K

Ranking within VIC

Lower Plenty Templestowe
House price Higher than 85% of VIC Higher than 88% of VIC
Income Higher than 85% of VIC
same for both
Schools — Higher than 92% of VIC
Walkability Higher than 82% of VIC Higher than 86% of VIC
Affordability Higher than 22% of VIC Higher than 16% of VIC
EV adoption Higher than 94% of VIC Higher than 97% of VIC
NBN connectivity Higher than 84% of VIC Higher than 87% of VIC
Rental yield (houses) Higher than 2% of VIC Higher than 15% of VIC
Rental yield (units) — Higher than 43% of VIC

Liveability

Templestowe is more walkable (50 vs 27).

Lower Plenty Templestowe
Grade A B
Score 68/100 67/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Templestowe carries more bushfire risk (74 vs 0); Lower Plenty carries more flood risk (77 vs 58).

Lower Plenty Templestowe
Bushfire None
0/100
 High
74/100
Crime Moderate
41/100
 Low
34/100
Flood High
77/100
 Moderate
58/100
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 Templestowe
Inside the suburb 1 3
Rated above peers 0 2
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 6.7 km
 2
Melbourne (Bundoora) Campus, 10.0 km
Full-time students aged 15–24 2.9% 3.6%

Schools in Lower Plenty

  • Lower Plenty Primary School Government · Primary below peers

Schools in Templestowe

  • Serpell Primary School Government · Primary above peers
  • Templestowe Park Primary School Government · Primary above peers
  • St Charles Borromeo School Catholic · Primary

Amenities in the suburb

Lower Plenty Templestowe
Supermarkets 2
same for both
Cafes & restaurants 2 16
Parks & reserves 10 49
Childcare 4 10
GPs 0 5
Pharmacies 1
same for both
Banks & Bank@Post 1 2
Fuel stations 0 2
Waterways 2 19

Mobility

Lower Plenty sits further from the CBD (24.2 km vs 21.5 km).

Lower Plenty Templestowe
Walkability score 27/100 50/100
Distance to Melbourne 24.2 km
+11% vs other
 21.5 km
Drive time (normal traffic) 34 min 31 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 72.0
7-9am + 5-7pm
 592.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.0%
postcode 3093
 2.6%
postcode 3106
Rooftop solar per 100 dwellings 30
postcode 3093
 34
postcode 3106

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
Car (driver) 55.8% / 54.7%
Lower Plenty — Car (driver): 55.8% Templestowe — Car (driver): 54.7%
Worked from Home 38.2% / 37.8%
Lower Plenty — Worked from Home: 38.2% Templestowe — Worked from Home: 37.8%
Car (passenger) 2.5% / 3.5%
Lower Plenty — Car (passenger): 2.5% Templestowe — Car (passenger): 3.5%
Bus 0.6% / 2.8%
Lower Plenty — Bus: 0.6% Templestowe — Bus: 2.8%
Train 1.8% / 0.4%
Lower Plenty — Train: 1.8% Templestowe — Train: 0.4%
Walked Only 0.7% / 0.6%
Lower Plenty — Walked Only: 0.7% Templestowe — Walked Only: 0.6%

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

Setting

Lower Plenty Templestowe
Elevation 53 m
above sea level, at the suburb centre
 80 m
above sea level, at the suburb centre
Distance to the ocean 18.7 km 19.7 km

NBN connectivity

Lower Plenty Templestowe
Connectivity score 76/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 17%
1,739 premises
 11%
7,063 premises

Climate

Lower Plenty Templestowe
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
PM2.5 3.9 µg/m³ 4.3 µg/m³
PM10 —
same for both
NO₂ —
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Lower Plenty Templestowe
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

Middle-Ring Multicultural Parks Premium Quiet Retirees

More comparisons

Other comparisons with Lower Plenty

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

Other comparisons with Templestowe

Templestowe vs Doncaster East Templestowe vs Doncaster Templestowe vs Eltham Templestowe vs Templestowe Lower Templestowe vs Warrandyte
Full data on Lower Plenty Full data on Templestowe
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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