Meadow Heights vs Greenvale

In both, most households own their home and the large majority of homes are detached houses. In Meadow Heights, about half of households are couple families. In Greenvale, most households are couple families. Houses cost more in Greenvale: a median of $872,000, against $670,000 in Meadow Heights, and rent is higher there too. Meadow Heights is closer to the city centre: 21.1 km, against 24.7 km. On these figures, Meadow Heights tends to suit buyers on a tighter budget, while Greenvale 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

Greenvale

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (7 vs 2)
  • has more childcare (16 vs 7)
  • carries lower crime risk (51/100 vs 63/100)
  • But Meadow Heights has more parks and reserves (56 vs 34)

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

First-home buyers

Meadow Heights

ahead on 2 of the 4 things we measure here

  • has cheaper land ($535,000 vs $755,000)
  • has cheaper houses ($670,000 vs $871,800)

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

Renters

Meadow Heights

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 12%)
  • has cheaper rent ($346/wk vs $430/wk)
  • But Greenvale leaves renters under less rental stress (19% vs 27%)

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

Commuting to the city

Meadow Heights

ahead on the one thing that separates them

  • sits closer to the CBD (21.1 km vs 24.7 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Meadow Heights has more units and townhouses to downsize into (18% vs 3%)
  • Greenvale carries lower crime risk (51/100 vs 63/100)

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

Investors

Greenvale

ahead on the one thing that separates them

  • is growing faster (37.6% vs 0.3%)

Weighs house yield and population growth.

Where they sit

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

Meadow Heights Greenvale
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.

Meadow Heights Greenvale
Walkability 78 / 75
Meadow Heights — Walkability: 78/100 Greenvale — Walkability: 75/100
Safety 37 / 49
Meadow Heights — Safety: 37/100 Greenvale — Safety: 49/100
Low fire risk 64 / 66
Meadow Heights — Low fire risk: 64/100 Greenvale — Low fire risk: 66/100
Low flood risk 70 / 81
Meadow Heights — Low flood risk: 70/100 Greenvale — Low flood risk: 81/100

Demographics

Greenvale has higher household incomes ($117,624 vs $66,248); Greenvale has more residents (21,274 vs 14,890).

Meadow Heights Greenvale
Population 14,890 21,274
+43% vs other
Population trend (2016 → 2021) +0.3% +37.6%
Median age 34 35
Median household income $66,248/yr $117,624/yr
+78% vs other
Median weekly rent $346/wk $430/wk
+24% vs other

Age profile

Share of residents in each band, 2021 Census.

Meadow Heights Greenvale
0-4 6.8% / 7.2%
Meadow Heights — 0-4: 6.8% Greenvale — 0-4: 7.2%
5-14 14.7% / 14.1%
Meadow Heights — 5-14: 14.7% Greenvale — 5-14: 14.1%
15-19 6.8% / 6.6%
Meadow Heights — 15-19: 6.8% Greenvale — 15-19: 6.6%
20-24 7.9% / 7.0%
Meadow Heights — 20-24: 7.9% Greenvale — 20-24: 7.0%
25-34 15.1% / 14.7%
Meadow Heights — 25-34: 15.1% Greenvale — 25-34: 14.7%
35-44 12.5% / 14.4%
Meadow Heights — 35-44: 12.5% Greenvale — 35-44: 14.4%
45-54 12.2% / 13.4%
Meadow Heights — 45-54: 12.2% Greenvale — 45-54: 13.4%
55-64 12.2% / 12.1%
Meadow Heights — 55-64: 12.2% Greenvale — 55-64: 12.1%
65-74 7.4% / 7.3%
Meadow Heights — 65-74: 7.4% Greenvale — 65-74: 7.3%
75-84 3.6% / 2.7%
Meadow Heights — 75-84: 3.6% Greenvale — 75-84: 2.7%
85+ 0.7% / 0.6%
Meadow Heights — 85+: 0.7% Greenvale — 85+: 0.6%

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

Who lives together

Household composition, 2021 Census.

Meadow Heights 53.1% couple families
Meadow Heights — Couple Families: 53.1% Meadow Heights — One Parent Families: 24.1% Meadow Heights — Lone Person: 17.4% Meadow Heights — Group Household: 3.4% Meadow Heights — Other Families: 2.0%
Greenvale 71.7% couple families
Greenvale — Couple Families: 71.7% Greenvale — One Parent Families: 14.4% Greenvale — Lone Person: 11.8% Greenvale — Group Household: 1.0% Greenvale — Other Families: 1.1%
Couple Families One Parent Families Lone Person Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Meadow Heights 31.9% renting
Meadow Heights — Owned Outright: 27.9% Meadow Heights — Mortgage: 40.3% Meadow Heights — Renting: 31.9%
Greenvale 12.5% renting
Greenvale — Owned Outright: 32.5% Greenvale — Mortgage: 55.0% Greenvale — Renting: 12.5%
Owned outright Mortgage Renting

Qualifications

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

Meadow Heights Greenvale
Bachelor Degree 7.4% / 13.4%
Meadow Heights — Bachelor Degree: 7.4% Greenvale — Bachelor Degree: 13.4%
Certificate III & IV 8.0% / 11.4%
Meadow Heights — Certificate III & IV: 8.0% Greenvale — Certificate III & IV: 11.4%
Advanced Diploma / Diploma 5.7% / 8.4%
Meadow Heights — Advanced Diploma / Diploma: 5.7% Greenvale — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 2.3% / 3.7%
Meadow Heights — Postgraduate Degree: 2.3% Greenvale — Postgraduate Degree: 3.7%
Graduate Diploma / Certificate 1.1% / 1.5%
Meadow Heights — Graduate Diploma / Certificate: 1.1% Greenvale — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (13.4%).

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.

Meadow Heights Greenvale
Iraq 7.1% / 3.9%
Meadow Heights — Iraq: 7.1% Greenvale — Iraq: 3.9%
Lebanon 4.3% / 1.8%
Meadow Heights — Lebanon: 4.3% Greenvale — Lebanon: 1.8%
Italy 0.5% / 3.4%
Meadow Heights — Italy: 0.5% Greenvale — Italy: 3.4%
India 1.2% / 2.2%
Meadow Heights — India: 1.2% Greenvale — India: 2.2%
Pakistan 2.3% / 0.9%
Meadow Heights — Pakistan: 2.3% Greenvale — Pakistan: 0.9%
Vietnam 2.5% / —
Meadow Heights — Vietnam: 2.5% Greenvale — Vietnam: not among its largest
Sri Lanka — / 2.2%
Meadow Heights — Sri Lanka: not among its largest Greenvale — Sri Lanka: 2.2%

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Meadow Heights 82.2% houses
Meadow Heights — Houses: 82.2% Meadow Heights — Townhouses: 16.5% Meadow Heights — Flats / Apartments: 1.2%
Greenvale 96.8% houses
Greenvale — Houses: 96.8% Greenvale — Townhouses: 3.0% Greenvale — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Meadow Heights Greenvale
Median house price $670,000 $871,800
Median unit price $560,000 $525,000
Median land price $535,000 $755,000
Typical days to sell (houses) 25 days
from 56 sales
 26 days
from 429 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.

Meadow Heights Greenvale
3 bed $651K / $738K
Meadow Heights — 3 bed: $651K (130 sales) Greenvale — 3 bed: $738K (108 sales)

130 vs 108 sales

4 bed $755K / $865K
Meadow Heights — 4 bed: $755K (29 sales) Greenvale — 4 bed: $865K (371 sales)

29 vs 371 sales

Zoning mix

Greenvale has more rural and farming land (11% vs 0%).

Meadow Heights Greenvale
Residential 78% 41%
Parks and recreation 16% 30%
Infrastructure and transport 5% 16%
Rural and farming 0% 11%
Other and special use 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

Meadow Heights Greenvale
New dwellings approved 3,063
across Hume
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.

Meadow Heights Greenvale
Houses 4.4%
$550/wk on $655K
 4.2%
$700/wk on $875K
Units 4.5%
$520/wk on $595K
 —

Ranking within VIC

Meadow Heights Greenvale
House price Higher than 37% of VIC Higher than 58% of VIC
Income Higher than 27% of VIC Higher than 90% of VIC
Schools — Higher than 43% of VIC
Walkability Higher than 92% of VIC Higher than 91% of VIC
Affordability Higher than 40% of VIC Higher than 79% of VIC
EV adoption Higher than 24% of VIC Higher than 79% of VIC
NBN connectivity Higher than 94% of VIC Higher than 96% of VIC
Rental yield (houses) Higher than 87% of VIC Higher than 77% of VIC
Rental yield (units) Higher than 35% of VIC —

Liveability

Greenvale scores higher overall (63 vs 43).

Meadow Heights Greenvale
Grade C B
Score 43/100 63/100
Socio-economic band high-need area
decile 1/10
 advantaged area
decile 8/10

Risk profile

Meadow Heights carries more flood risk (30 vs 19); Meadow Heights carries more crime risk (63 vs 51).

Meadow Heights Greenvale
Bushfire Low
36/100
 Low
34/100
Crime Moderate
63/100
 Moderate
51/100
Flood Low
30/100
 Low
19/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 24
within 5 km
 3
within 5 km

Schools

Meadow Heights Greenvale
Inside the suburb 2 7
Rated above peers 1
same for both
Rated at peers 0 4
Rated below peers 1 2

Schools in Meadow Heights

  • Bethal Primary School Government · Primary above peers
  • Meadow Heights Primary School Government · Primary below peers

Schools in Greenvale

  • St Carlo Borromeo School Catholic · Primary above peers
  • Aitken College Independent · Combined at peers
  • Greenvale Primary School Government · Primary at peers
  • Greenvale Secondary College Government · Secondary at peers
  • Kolbe Catholic College Catholic · Secondary at peers
  • Keelonith Primary School Government · Primary below peers

Amenities in the suburb

Meadow Heights Greenvale
Supermarkets 1 2
Cafes & restaurants 0 3
Parks & reserves 56 34
Childcare 7 16
GPs 3 4
Pharmacies 1
same for both
Banks & Bank@Post 0 1
Fuel stations 0 3
Waterways 0 24

Mobility

Greenvale sits further from the CBD (24.7 km vs 21.1 km).

Meadow Heights Greenvale
Walkability score 78/100 75/100
Distance to Melbourne 21.1 km 24.7 km
+17% vs other
Drive time (normal traffic) 32 min 31 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 169.5
7-9am + 5-7pm
 223.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 3048
 1.1%
postcode 3059
Rooftop solar per 100 dwellings 36
postcode 3048
 52
postcode 3059

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.

Meadow Heights Greenvale
Car (driver) 75.4% / 67.1%
Meadow Heights — Car (driver): 75.4% Greenvale — Car (driver): 67.1%
Worked from Home 14.4% / 26.1%
Meadow Heights — Worked from Home: 14.4% Greenvale — Worked from Home: 26.1%
Car (passenger) 5.4% / 4.1%
Meadow Heights — Car (passenger): 5.4% Greenvale — Car (passenger): 4.1%
Train 3.1% / 1.8%
Meadow Heights — Train: 3.1% Greenvale — Train: 1.8%
Bus 1.2% / 0.4%
Meadow Heights — Bus: 1.2% Greenvale — Bus: 0.4%

Bars are drawn against the largest share shown (75.4%).

Setting

Meadow Heights Greenvale
Elevation 138 m
above sea level, at the suburb centre
 175 m
above sea level, at the suburb centre
Distance to the ocean 21.0 km 22.9 km

NBN connectivity

Meadow Heights Greenvale
Connectivity score 87/100 90/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 54%
5,114 premises
 77%
7,691 premises

Climate

Meadow Heights Greenvale
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Air quality (annual mean)

Meadow Heights Greenvale
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Meadow Heights Greenvale
Average residential rate $1,715/yr
same for both
Council Hume
same for both

Federal electorate

Meadow Heights Greenvale
Division Calwell
same for both
Member Basem Abdo
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Meadow Heights Greenvale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Meadow Heights

Middle-Ring Multicultural Parks Urban

Greenvale

Large Blocks Multicultural Outer Parks Quiet

More comparisons

Other comparisons with Meadow Heights

Meadow Heights vs Roxburgh Park Meadow Heights vs Broadmeadows Meadow Heights vs Westmeadows Meadow Heights vs Coolaroo

Other comparisons with Greenvale

Greenvale vs Craigieburn Greenvale vs Roxburgh Park Greenvale vs Westmeadows Greenvale vs Attwood Greenvale vs Bulla Greenvale vs Oaklands Junction
Full data on Meadow Heights Full data on Greenvale
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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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