Montmorency vs Eltham

In both, the large majority of households own their home and the large majority of homes are detached houses. In Montmorency, about half of households are couple families. In Eltham, most households are couple families. Montmorency is closer to the city centre: 22.5 km, against 25.3 km. On these figures, Eltham tends to suit 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

Eltham

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (51 vs 24)
  • has more childcare (13 vs 10)
  • is already more of a family suburb (74% vs 64%)
  • But Montmorency carries lower crime risk (22/100 vs 58/100)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

  • sits closer to the CBD (22.5 km vs 25.3 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

  • Montmorency carries lower crime risk (22/100 vs 58/100)
  • Eltham has more GPs (4 vs 2)

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

Investors

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

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

Montmorency Eltham
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.

Montmorency Eltham
Walkability 78 / 81
Montmorency — Walkability: 78/100 Eltham — Walkability: 81/100
Safety 78 / 42
Montmorency — Safety: 78/100 Eltham — Safety: 42/100
Low fire risk 100 / 14
Montmorency — Low fire risk: 100/100 Eltham — Low fire risk: 14/100
Low flood risk 55 / 37
Montmorency — Low flood risk: 55/100 Eltham — Low flood risk: 37/100

Demographics

Eltham has more residents (18,847 vs 9,250); Eltham has higher household incomes ($124,332 vs $107,952).

Montmorency Eltham
Population 9,250 18,847
+104% vs other
Population trend (2016 → 2021) +3.2% +2.9%
Median age 41 43
Median household income $107,952/yr $124,332/yr
+15% vs other
Median weekly rent $420/wk $440/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Montmorency Eltham
0-4 6.3% / 5.3%
Montmorency — 0-4: 6.3% Eltham — 0-4: 5.3%
5-14 13.8% / 13.4%
Montmorency — 5-14: 13.8% Eltham — 5-14: 13.4%
15-19 5.1% / 7.0%
Montmorency — 15-19: 5.1% Eltham — 15-19: 7.0%
20-24 4.2% / 5.4%
Montmorency — 20-24: 4.2% Eltham — 20-24: 5.4%
25-34 10.0% / 8.0%
Montmorency — 25-34: 10.0% Eltham — 25-34: 8.0%
35-44 15.1% / 12.5%
Montmorency — 35-44: 15.1% Eltham — 35-44: 12.5%
45-54 14.0% / 15.7%
Montmorency — 45-54: 14.0% Eltham — 45-54: 15.7%
55-64 12.1% / 14.1%
Montmorency — 55-64: 12.1% Eltham — 55-64: 14.1%
65-74 11.7% / 11.8%
Montmorency — 65-74: 11.7% Eltham — 65-74: 11.8%
75-84 6.2% / 5.3%
Montmorency — 75-84: 6.2% Eltham — 75-84: 5.3%
85+ 1.6% / 1.5%
Montmorency — 85+: 1.6% Eltham — 85+: 1.5%

Bars are drawn against the largest share shown (15.7%).

Who lives together

Household composition, 2021 Census.

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%
Eltham 59.1% couple families
Eltham — Couple Families: 59.1% Eltham — Lone Person: 24.4% Eltham — One Parent Families: 14.4% Eltham — Group Household: 1.3% Eltham — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Montmorency 17.6% renting
Montmorency — Owned Outright: 40.1% Montmorency — Mortgage: 42.3% Montmorency — Renting: 17.6%
Eltham 12.2% renting
Eltham — Owned Outright: 43.1% Eltham — Mortgage: 44.8% Eltham — Renting: 12.2%
Owned outright Mortgage Renting

Qualifications

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

Montmorency Eltham
Bachelor Degree 18.3% / 18.9%
Montmorency — Bachelor Degree: 18.3% Eltham — Bachelor Degree: 18.9%
Certificate III & IV 11.6% / 10.7%
Montmorency — Certificate III & IV: 11.6% Eltham — Certificate III & IV: 10.7%
Advanced Diploma / Diploma 9.3% / 9.0%
Montmorency — Advanced Diploma / Diploma: 9.3% Eltham — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 6.6% / 7.6%
Montmorency — Postgraduate Degree: 6.6% Eltham — Postgraduate Degree: 7.6%
Graduate Diploma / Certificate 4.2% / 3.9%
Montmorency — Graduate Diploma / Certificate: 4.2% Eltham — Graduate Diploma / Certificate: 3.9%

Bars are drawn against the largest share shown (18.9%).

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.

Montmorency Eltham
England 3.6% / 4.6%
Montmorency — England: 3.6% Eltham — England: 4.6%
New Zealand 1.2% / 1.2%
Montmorency — New Zealand: 1.2% Eltham — New Zealand: 1.2%
China 0.9% / 1.2%
Montmorency — China: 0.9% Eltham — China: 1.2%
Italy 0.8% / 0.7%
Montmorency — Italy: 0.8% Eltham — Italy: 0.7%
India 0.7% / 0.7%
Montmorency — India: 0.7% Eltham — India: 0.7%
South Africa — / 0.7%
Montmorency — South Africa: not among its largest Eltham — South Africa: 0.7%

Bars are drawn against the largest share shown (4.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Montmorency 87.2% houses
Montmorency — Houses: 87.2% Montmorency — Townhouses: 11.8% Montmorency — Flats / Apartments: 1.1%
Eltham 85.9% houses
Eltham — Houses: 85.9% Eltham — Townhouses: 5.7% Eltham — Flats / Apartments: 8.4%
Houses Townhouses Flats / Apartments

Property market

Montmorency Eltham
Median house price $1,150,000 $1,230,000
Median unit price $737,000 $776,500
Median land price — $867,500
Typical days to sell (houses) 26 days
from 58 sales
 23 days
from 205 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.

Montmorency Eltham
2 bed $708K / $678K
Montmorency — 2 bed: $708K (30 sales) Eltham — 2 bed: $678K (28 sales)

30 vs 28 sales

3 bed $852K / $855K
Montmorency — 3 bed: $852K (19 sales) Eltham — 3 bed: $855K (36 sales)

19 vs 36 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.

Montmorency Eltham
3 bed $1.08M / $1.06M
Montmorency — 3 bed: $1.08M (56 sales) Eltham — 3 bed: $1.06M (108 sales)

56 vs 108 sales

4 bed $1.29M / $1.3M
Montmorency — 4 bed: $1.29M (44 sales) Eltham — 4 bed: $1.3M (158 sales)

44 vs 158 sales

5 bed $1.37M / $1.54M
Montmorency — 5 bed: $1.37M (8 sales) Eltham — 5 bed: $1.54M (40 sales)

8 vs 40 sales

Zoning mix

Eltham has more land zoned for conservation (15% vs 0%).

Montmorency Eltham
Residential 85% 59%
Parks and recreation 7% 16%
Environmental 0% 15%
Infrastructure and transport 7% 6%
Commercial 1% 2%
Industrial 0% 1%
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

Montmorency Eltham
New dwellings approved 722
across Banyule
 98
across Nillumbik
Approvals change year on year -75% +8%

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.

Montmorency Eltham
Houses 3.5%
$700/wk on $1.05M
 3.5%
$785/wk on $1.15M
Units 3.9%
$550/wk on $740K
 4.0%
$580/wk on $745K

Ranking within VIC

Montmorency Eltham
House price Higher than 76% of VIC Higher than 79% of VIC
Income Higher than 80% of VIC Higher than 93% of VIC
Schools Higher than 60% of VIC Higher than 48% of VIC
Walkability Higher than 93% of VIC
same for both
Affordability Higher than 34% of VIC Higher than 42% of VIC
EV adoption Higher than 86% of VIC Higher than 92% of VIC
NBN connectivity Higher than 84% of VIC
same for both
Rental yield (houses) Higher than 35% of VIC Higher than 39% of VIC
Rental yield (units) Higher than 6% of VIC Higher than 11% of VIC

Liveability

Montmorency scores higher overall (77 vs 55).

Montmorency Eltham
Grade A B
Score 77/100 55/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Eltham carries more bushfire risk (86 vs 0); Eltham carries more crime risk (58 vs 22).

Montmorency Eltham
Bushfire None
0/100
 High
86/100
Crime Low
22/100
 Moderate
58/100
Flood Moderate
45/100
 Moderate
63/100
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

Montmorency Eltham
Inside the suburb 4 5
Rated above peers 1
same for both
Rated at peers 3
same for both
Rated below peers 0 1
Universities within 10 km 2
Melbourne (Bundoora) Campus, 6.2 km
 2
Melbourne (Bundoora) Campus, 9.0 km
Full-time students aged 15–24 2.0% 2.6%

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

Schools in Eltham

  • Our Lady Help of Christians School Catholic · Primary above peers
  • Catholic Ladies' College Ltd Catholic · Secondary at peers
  • Eltham East Primary School Government · Primary at peers
  • Eltham High School Government · Secondary at peers
  • Eltham Primary School Government · Primary below peers

Amenities in the suburb

Montmorency Eltham
Supermarkets 2 4
Cafes & restaurants 7 30
Parks & reserves 24 51
Childcare 10 13
GPs 2 4
Pharmacies 0 4
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 2 6
EV chargers 0 1
Waterways 0 24

Mobility

Eltham sits further from the CBD (25.3 km vs 22.5 km).

Montmorency Eltham
Walkability score 78/100 81/100
Distance to Melbourne 22.5 km 25.3 km
+12% vs other
Drive time (normal traffic) 34 min 36 min
Public transport score 91/100
Rail · Bus
same for both
Peak arrivals per hour 162.8
7-9am + 5-7pm
 270.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 3094
 1.8%
postcode 3095
Rooftop solar per 100 dwellings 27
postcode 3094
 34
postcode 3095

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.

Montmorency Eltham
Car (driver) 51.6% / 50.6%
Montmorency — Car (driver): 51.6% Eltham — Car (driver): 50.6%
Worked from Home 40.2% / 42.2%
Montmorency — Worked from Home: 40.2% Eltham — Worked from Home: 42.2%
Train 3.2% / 2.3%
Montmorency — Train: 3.2% Eltham — Train: 2.3%
Car (passenger) 2.3% / 3.1%
Montmorency — Car (passenger): 2.3% Eltham — Car (passenger): 3.1%
Walked Only 1.5% / 1.1%
Montmorency — Walked Only: 1.5% Eltham — Walked Only: 1.1%

Bars are drawn against the largest share shown (51.6%).

Setting

Montmorency Eltham
Elevation 78 m
above sea level, at the suburb centre
 94 m
above sea level, at the suburb centre
Distance to the ocean 20.8 km 23.1 km

NBN connectivity

Montmorency Eltham
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
4,038 premises
 9%
7,841 premises

Climate

Montmorency Eltham
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)

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

Council rates

Montmorency Eltham
Average residential rate $1,787/yr $2,696/yr
Council Banyule Nillumbik

Federal electorate

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

First Home Owner Grant

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

Tags

Montmorency

Easy Commute Middle-Ring Parks Professionals Transport Hub Village Feel

Eltham

Easy Commute Large Blocks Outer Parks Professionals Transport Hub

More comparisons

Other comparisons with Montmorency

Montmorency vs Greensborough Montmorency vs Yallambie Montmorency vs Lower Plenty Montmorency vs Briar Hill

Other comparisons with Eltham

Eltham vs Templestowe Eltham vs Diamond Creek Eltham vs Eltham North Eltham vs Warrandyte Eltham vs Lower Plenty Eltham vs Briar Hill
Full data on Montmorency Full data on Eltham
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or