Mambourin vs Manor Lakes

In both, most households own their home, the large majority of homes are detached houses, and most households are couple families. Manor Lakes is closer to the city centre: 41.6 km, against 48.7 km. On these figures, Mambourin tends to suit young adults, while Manor Lakes suits families with children.

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

Manor Lakes

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (9 vs 3)
  • has more schools inside the suburb (4 vs 2)
  • has more childcare (10 vs 6)

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

First-home buyers

Mambourin

ahead on the one thing that separates them

  • has cheaper land ($365,500 vs $691,500)

Weighs house prices, land 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

Manor Lakes

ahead on 2 of the 4 things we measure here

  • is more walkable (24/100 vs 0/100)
  • sits closer to the CBD (41.6 km vs 48.7 km)

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

Downsizers and retirees

Manor Lakes

ahead on 3 of the 5 things we measure here

  • is more walkable (24/100 vs 0/100)
  • has more GPs (2 vs 0)
  • carries lower crime risk (71/100 vs 99/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs house yield.

Where they sit

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

Mambourin Manor Lakes
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.

Mambourin Manor Lakes
Walkability 0 / 24
Mambourin — Walkability: 0/100 Manor Lakes — Walkability: 24/100
Safety 1 / 29
Mambourin — Safety: 1/100 Manor Lakes — Safety: 29/100
Low fire risk 37 / 100
Mambourin — Low fire risk: 37/100 Manor Lakes — Low fire risk: 100/100
Low flood risk 74 / 87
Mambourin — Low flood risk: 74/100 Manor Lakes — Low flood risk: 87/100

Demographics

Manor Lakes has more residents (12,675 vs 315).

Mambourin Manor Lakes
Population 315 12,675
+3924% vs other
Population trend (2016 → 2021) +7775.0% —
Median age 30 31
Median household income $122,668/yr
+3% vs other
 $119,392/yr
Median weekly rent $363/wk $360/wk

Age profile

Share of residents in each band, 2021 Census.

Mambourin Manor Lakes
0-4 10.5% / 10.7%
Mambourin — 0-4: 10.5% Manor Lakes — 0-4: 10.7%
5-14 14.0% / 19.1%
Mambourin — 5-14: 14.0% Manor Lakes — 5-14: 19.1%
15-19 4.4% / 5.9%
Mambourin — 15-19: 4.4% Manor Lakes — 15-19: 5.9%
20-24 8.6% / 5.0%
Mambourin — 20-24: 8.6% Manor Lakes — 20-24: 5.0%
25-34 30.8% / 17.7%
Mambourin — 25-34: 30.8% Manor Lakes — 25-34: 17.7%
35-44 20.0% / 23.2%
Mambourin — 35-44: 20.0% Manor Lakes — 35-44: 23.2%
45-54 7.9% / 9.7%
Mambourin — 45-54: 7.9% Manor Lakes — 45-54: 9.7%
55-64 3.8% / 4.8%
Mambourin — 55-64: 3.8% Manor Lakes — 55-64: 4.8%
65-74 — / 2.7%
Mambourin — 65-74: not among its largest Manor Lakes — 65-74: 2.7%
75-84 1.0% / 0.9%
Mambourin — 75-84: 1.0% Manor Lakes — 75-84: 0.9%
85+ — / 0.4%
Mambourin — 85+: not among its largest Manor Lakes — 85+: 0.4%

Bars are drawn against the largest share shown (30.8%).

Who lives together

Household composition, 2021 Census.

Mambourin 67.9% couple families
Mambourin — Couple Families: 67.9% Mambourin — One Parent Families: 16.0% Mambourin — Lone Person: 16.0% Mambourin — Group Household: 0.0% Mambourin — Other Families: 0.0%
Manor Lakes 71.0% couple families
Manor Lakes — Couple Families: 71.0% Manor Lakes — One Parent Families: 14.3% Manor Lakes — Lone Person: 10.6% Manor Lakes — Group Household: 2.9% Manor Lakes — Other Families: 1.2%
Couple Families One Parent Families Lone Person Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Mambourin 22.2% renting
Mambourin — Owned Outright: 0.0% Mambourin — Mortgage: 77.8% Mambourin — Renting: 22.2%
Manor Lakes 26.9% renting
Manor Lakes — Owned Outright: 8.0% Manor Lakes — Mortgage: 65.1% Manor Lakes — Renting: 26.9%
Owned outright Mortgage Renting

Qualifications

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

Mambourin Manor Lakes
Bachelor Degree 20.0% / 16.5%
Mambourin — Bachelor Degree: 20.0% Manor Lakes — Bachelor Degree: 16.5%
Certificate III & IV 9.8% / 9.0%
Mambourin — Certificate III & IV: 9.8% Manor Lakes — Certificate III & IV: 9.0%
Advanced Diploma / Diploma 11.1% / 6.8%
Mambourin — Advanced Diploma / Diploma: 11.1% Manor Lakes — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 7.9% / 9.3%
Mambourin — Postgraduate Degree: 7.9% Manor Lakes — Postgraduate Degree: 9.3%
Graduate Diploma / Certificate 2.5% / 1.8%
Mambourin — Graduate Diploma / Certificate: 2.5% Manor Lakes — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (20.0%).

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.

Mambourin Manor Lakes
India 17.8% / 26.0%
Mambourin — India: 17.8% Manor Lakes — India: 26.0%
New Zealand 6.3% / 2.8%
Mambourin — New Zealand: 6.3% Manor Lakes — New Zealand: 2.8%
Philippines 5.4% / 3.2%
Mambourin — Philippines: 5.4% Manor Lakes — Philippines: 3.2%
China 3.8% / —
Mambourin — China: 3.8% Manor Lakes — China: not among its largest
Singapore 2.9% / —
Mambourin — Singapore: 2.9% Manor Lakes — Singapore: not among its largest
England — / 1.3%
Mambourin — England: not among its largest Manor Lakes — England: 1.3%
Sri Lanka — / 1.2%
Mambourin — Sri Lanka: not among its largest Manor Lakes — Sri Lanka: 1.2%

Bars are drawn against the largest share shown (26.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Mambourin 99.0% houses
Mambourin — Houses: 99.0% Mambourin — Townhouses: 0.0% Mambourin — Flats / Apartments: 1.0%
Manor Lakes 94.8% houses
Manor Lakes — Houses: 94.8% Manor Lakes — Townhouses: 5.0% Manor Lakes — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Mambourin Manor Lakes
Median house price $645,500 $650,000
Median unit price — $525,000
Median land price $365,500 $691,500
Typical days to sell (houses) 60 days
from 116 sales
 42 days
from 346 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.

Mambourin Manor Lakes
3 bed $540K / $580K
Mambourin — 3 bed: $540K (19 sales) Manor Lakes — 3 bed: $580K (106 sales)

19 vs 106 sales

4 bed $655K / $662K
Mambourin — 4 bed: $655K (122 sales) Manor Lakes — 4 bed: $662K (291 sales)

122 vs 291 sales

5 bed $860K / $762K
Mambourin — 5 bed: $860K (7 sales) Manor Lakes — 5 bed: $762K (22 sales)

7 vs 22 sales

Zoning mix

Mambourin has more land zoned for conservation (68% vs 27%).

Mambourin Manor Lakes
Environmental 68% 27%
Residential 13% 49%
Other and special use 18% 16%
Parks and recreation 0% 3%
Infrastructure and transport 1% 2%
Commercial 0% 2%
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

Mambourin Manor Lakes
New dwellings approved 4,045
across Wyndham
same for both
Approvals change year on year -0%
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.

Mambourin Manor Lakes
Houses 3.7%
$470/wk on $664K
 3.7%
$480/wk on $675K
Units —
same for both

Ranking within VIC

Mambourin Manor Lakes
House price Higher than 29% of VIC Higher than 32% of VIC
Income Higher than 92% of VIC Higher than 91% of VIC
Schools — Higher than 23% of VIC
Walkability Higher than 44% of VIC Higher than 81% of VIC
Affordability Higher than 97% of VIC Higher than 96% of VIC
EV adoption Higher than 84% of VIC
same for both
NBN connectivity Higher than 72% of VIC Higher than 98% of VIC
Rental yield (houses) Higher than 44% of VIC Higher than 46% of VIC

Liveability

Manor Lakes is more walkable (24 vs 0).

Mambourin Manor Lakes
Grade — B
Score — 54/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Mambourin carries more bushfire risk (63 vs 0); Mambourin carries more flood risk (26 vs 13).

Mambourin Manor Lakes
Bushfire Moderate
63/100
 None
0/100
Crime High
99/100
 High
71/100
Flood Low
26/100
 Low
13/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Mambourin Manor Lakes
Inside the suburb 2 4
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 2

Schools in Mambourin

  • Laa Yulta Primary School Government · Primary at peers
  • Good News Lutheran College - Mambourin Campus Independent · Combined

Schools in Manor Lakes

  • Ngarri Primary School Government · Primary at peers
  • Manor Lakes P-12 College Government · Combined below peers
  • Our Lady of the Southern Cross Catholic · Primary below peers
  • Western English Language School-Manor Lakes Campus Government · Combined · Special school

Amenities in the suburb

Mambourin Manor Lakes
Supermarkets 1
same for both
Cafes & restaurants 0 3
Parks & reserves 3 9
Childcare 6 10
GPs 0 2
Pharmacies 0 1
Fuel stations 1 0
Waterways 0 11

Mobility

Mambourin sits further from the CBD (48.7 km vs 41.6 km).

Mambourin Manor Lakes
Walkability score 0/100 24/100
Distance to Melbourne 48.7 km
+15% vs other
 41.6 km
Drive time (normal traffic) 52 min 48 min
Public transport score 77/100
Bus
 91/100
Rail · Bus
Peak arrivals per hour 28.8
7-9am + 5-7pm
 119.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.3%
postcode 3024
same for both
Rooftop solar per 100 dwellings 69
postcode 3024
same for both

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.

Mambourin Manor Lakes
Car (driver) 46.6% / 47.4%
Mambourin — Car (driver): 46.6% Manor Lakes — Car (driver): 47.4%
Worked from Home 46.6% / 37.7%
Mambourin — Worked from Home: 46.6% Manor Lakes — Worked from Home: 37.7%
Train 4.8% / 8.6%
Mambourin — Train: 4.8% Manor Lakes — Train: 8.6%
Car (passenger) 2.1% / 4.8%
Mambourin — Car (passenger): 2.1% Manor Lakes — Car (passenger): 4.8%
Walked Only — / 0.8%
Mambourin — Walked Only: not among its largest Manor Lakes — Walked Only: 0.8%

Bars are drawn against the largest share shown (47.4%).

Setting

Mambourin Manor Lakes
Elevation 58 m
above sea level, at the suburb centre
 49 m
above sea level, at the suburb centre
Distance to the ocean 12.1 km 15.0 km

NBN connectivity

Mambourin Manor Lakes
Connectivity score 32/100 97/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 4%
114 premises
 89%
5,696 premises

Climate

Mambourin Manor Lakes
Annual rainfall 454 mm 482 mm
Summer max (Jan) 26.1°C 25.9°C
Winter min (Jul) 5.5°C 6.2°C

Air quality (annual mean)

Mambourin Manor Lakes
PM2.5 —
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Mambourin Manor Lakes
Average residential rate $1,997/yr
same for both
Council Wyndham
same for both

Federal electorate

Mambourin Manor Lakes
Division Corio Lalor
Member Richard Marles Joanne Ryan
Party Australian Labor Party
same for both

First Home Owner Grant

Mambourin Manor Lakes
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Mambourin

Family Multicultural Outer Professionals Young Families

Manor Lakes

Family Large Blocks Multicultural Outer River Transport Hub Young Families

More comparisons

Other comparisons with Mambourin

Mambourin vs Werribee Mambourin vs Wyndham Vale Mambourin vs Little River

Other comparisons with Manor Lakes

Manor Lakes vs Wyndham Vale
Full data on Mambourin Full data on Manor Lakes
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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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