Mulgrave vs Rowville

In both, the large majority of households own their home and the large majority of homes are detached houses. In Mulgrave, about half of households are couple families. In Rowville, most households are couple families. Mulgrave is closer to the city centre: 27.2 km, against 31.7 km.

Rowville is the larger suburb with 33,571 residents compared to Mulgrave's 19,889, and offers notably higher household incomes at $114,660 versus $99,476. Rowville is also significantly more walkable, scoring 87 against Mulgrave's 62, though it sits further from the CBD at 31.7 km. Mulgrave has a lower bushfire risk (0 versus 53) and lower flood risk (35 versus 69), while Rowville's unit market offers stronger rental yields at 7.5% compared to Mulgrave's 4.2%. Both suburbs are in the same socio-economic decile and have similar median house prices, so your choice may depend on whether you prioritise walkability and income levels or prefer lower environmental risks and proximity to the city.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Rowville

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (22 vs 10)
  • has more childcare (22 vs 13)
  • carries lower crime risk (52/100 vs 76/100)
  • But Mulgrave has more schools rated above their peers (4 vs 3)

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

First-home buyers

Rowville

ahead on 2 of the 4 things we measure here

  • has cheaper land ($946,327 vs $1,492,500)
  • has cheaper units ($645,000 vs $788,800)

Weighs house prices, unit 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

They split

one each way, out of the 4 things we measure here

  • Mulgrave sits closer to the CBD (27.2 km vs 31.7 km)
  • Rowville is more walkable (87/100 vs 62/100)

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

Downsizers and retirees

Rowville

ahead on 3 of the 5 things we measure here

  • has more GPs (12 vs 4)
  • carries lower crime risk (52/100 vs 76/100)
  • is more walkable (87/100 vs 62/100)

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

Investors

Rowville

ahead on the one thing that separates them

  • returns a higher gross yield on units (7.5% vs 4.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Mulgrave Rowville
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.

Mulgrave Rowville
Walkability 62 / 87
Mulgrave — Walkability: 62/100 Rowville — Walkability: 87/100
Safety 24 / 48
Mulgrave — Safety: 24/100 Rowville — Safety: 48/100
Low fire risk 100 / 47
Mulgrave — Low fire risk: 100/100 Rowville — Low fire risk: 47/100
Low flood risk 65 / 31
Mulgrave — Low flood risk: 65/100 Rowville — Low flood risk: 31/100

Demographics

Rowville has more residents (33,571 vs 19,889); Rowville has higher household incomes ($114,660 vs $99,476).

Mulgrave Rowville
Population 19,889 33,571
+69% vs other
Population trend (2016 → 2021) +2.7% -0.3%
Median age 40 41
Median household income $99,476/yr $114,660/yr
+15% vs other
Median weekly rent $430/wk $441/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Mulgrave Rowville
0-4 5.5% / 4.7%
Mulgrave — 0-4: 5.5% Rowville — 0-4: 4.7%
5-14 12.2% / 12.0%
Mulgrave — 5-14: 12.2% Rowville — 5-14: 12.0%
15-19 5.3% / 6.6%
Mulgrave — 15-19: 5.3% Rowville — 15-19: 6.6%
20-24 5.7% / 7.0%
Mulgrave — 20-24: 5.7% Rowville — 20-24: 7.0%
25-34 13.6% / 11.3%
Mulgrave — 25-34: 13.6% Rowville — 25-34: 11.3%
35-44 14.6% / 12.4%
Mulgrave — 35-44: 14.6% Rowville — 35-44: 12.4%
45-54 13.1% / 14.9%
Mulgrave — 45-54: 13.1% Rowville — 45-54: 14.9%
55-64 10.4% / 15.3%
Mulgrave — 55-64: 10.4% Rowville — 55-64: 15.3%
65-74 9.9% / 9.2%
Mulgrave — 65-74: 9.9% Rowville — 65-74: 9.2%
75-84 7.1% / 4.9%
Mulgrave — 75-84: 7.1% Rowville — 75-84: 4.9%
85+ 2.6% / 1.7%
Mulgrave — 85+: 2.6% Rowville — 85+: 1.7%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Mulgrave 54.5% couple families
Mulgrave — Couple Families: 54.5% Mulgrave — Lone Person: 23.5% Mulgrave — One Parent Families: 15.3% Mulgrave — Group Household: 4.6% Mulgrave — Other Families: 2.1%
Rowville 62.3% couple families
Rowville — Couple Families: 62.3% Rowville — Lone Person: 20.2% Rowville — One Parent Families: 14.0% Rowville — Group Household: 2.2% Rowville — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Mulgrave 23.0% renting
Mulgrave — Owned Outright: 39.1% Mulgrave — Mortgage: 37.9% Mulgrave — Renting: 23.0%
Rowville 15.7% renting
Rowville — Owned Outright: 37.5% Rowville — Mortgage: 46.8% Rowville — Renting: 15.7%
Owned outright Mortgage Renting

Qualifications

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

Mulgrave Rowville
Bachelor Degree 17.3% / 16.2%
Mulgrave — Bachelor Degree: 17.3% Rowville — Bachelor Degree: 16.2%
Certificate III & IV 9.3% / 12.2%
Mulgrave — Certificate III & IV: 9.3% Rowville — Certificate III & IV: 12.2%
Advanced Diploma / Diploma 8.2% / 9.5%
Mulgrave — Advanced Diploma / Diploma: 8.2% Rowville — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 7.4% / 5.7%
Mulgrave — Postgraduate Degree: 7.4% Rowville — Postgraduate Degree: 5.7%
Graduate Diploma / Certificate 2.2% / 1.9%
Mulgrave — Graduate Diploma / Certificate: 2.2% Rowville — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (17.3%).

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.

Mulgrave Rowville
China 6.2% / 4.8%
Mulgrave — China: 6.2% Rowville — China: 4.8%
Sri Lanka 5.0% / 3.5%
Mulgrave — Sri Lanka: 5.0% Rowville — Sri Lanka: 3.5%
India 5.2% / 3.2%
Mulgrave — India: 5.2% Rowville — India: 3.2%
Malaysia 3.1% / 2.4%
Mulgrave — Malaysia: 3.1% Rowville — Malaysia: 2.4%
England 1.5% / 2.7%
Mulgrave — England: 1.5% Rowville — England: 2.7%
Vietnam 3.0% / 1.0%
Mulgrave — Vietnam: 3.0% Rowville — Vietnam: 1.0%

Bars are drawn against the largest share shown (6.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Mulgrave 83.0% houses
Mulgrave — Houses: 83.0% Mulgrave — Townhouses: 16.4% Mulgrave — Flats / Apartments: 0.5%
Rowville 91.8% houses
Rowville — Houses: 91.8% Rowville — Townhouses: 7.2% Rowville — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Mulgrave Rowville
Median house price $1,103,500 $1,115,000
Median unit price $788,800 $645,000
Median land price $1,492,500 $946,327
Typical days to sell (houses) 25 days
from 276 sales
 24 days
from 350 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.

Mulgrave Rowville
2 bed $690K / $480K
Mulgrave — 2 bed: $690K (13 sales) Rowville — 2 bed: $480K (22 sales)

13 vs 22 sales

3 bed $823K / $830K
Mulgrave — 3 bed: $823K (20 sales) Rowville — 3 bed: $830K (15 sales)

20 vs 15 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.

Mulgrave Rowville
2 bed $750K / $632K
Mulgrave — 2 bed: $750K (7 sales) Rowville — 2 bed: $632K (9 sales)

7 vs 9 sales

3 bed $1.01M / $960K
Mulgrave — 3 bed: $1.01M (210 sales) Rowville — 3 bed: $960K (195 sales)

210 vs 195 sales

4 bed $1.2M / $1.21M
Mulgrave — 4 bed: $1.2M (146 sales) Rowville — 4 bed: $1.21M (250 sales)

146 vs 250 sales

5 bed $1.36M / $1.35M
Mulgrave — 5 bed: $1.36M (35 sales) Rowville — 5 bed: $1.35M (60 sales)

35 vs 60 sales

Zoning mix

Mulgrave Rowville
Residential 57% 52%
Other and special use 17% 16%
Infrastructure and transport 14% 15%
Parks and recreation 5% 7%
Industrial 3% 4%
Commercial 2% 3%
Rural and farming 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

Mulgrave Rowville
New dwellings approved 1,233
across Monash
 577
across Knox
Approvals change year on year -4% -14%

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.

Mulgrave Rowville
Houses 3.7%
$730/wk on $1.01M
 3.6%
$720/wk on $1.05M
Units 4.2%
$570/wk on $702K
 7.5%
$685/wk on $472K

Ranking within VIC

Mulgrave Rowville
House price Higher than 73% of VIC Higher than 77% of VIC
Income Higher than 72% of VIC Higher than 87% of VIC
Schools Higher than 97% of VIC Higher than 81% of VIC
Walkability Higher than 88% of VIC Higher than 95% of VIC
Affordability Higher than 31% of VIC Higher than 39% of VIC
EV adoption Higher than 100% of VIC Higher than 89% of VIC
NBN connectivity Higher than 89% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 50% of VIC Higher than 40% of VIC
Rental yield (units) Higher than 16% of VIC Higher than 99% of VIC

Liveability

Rowville is more walkable (87 vs 62); Mulgrave scores higher overall (74 vs 63).

Mulgrave Rowville
Grade A B
Score 74/100 63/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Rowville carries more bushfire risk (53 vs 0); Rowville carries more flood risk (69 vs 35).

Mulgrave Rowville
Bushfire None
0/100
 Moderate
53/100
Crime High
76/100
 Moderate
52/100
Flood Low
35/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 17
within 5 km
 9
within 5 km

Schools

Mulgrave Rowville
Inside the suburb 5 7
Rated above peers 4 3
Rated at peers 1 3
Rated below peers 0
same for both
Universities within 10 km 1
Monash Clayton, 4.1 km
 1
Monash Clayton, 10.0 km
Full-time students aged 15–24 3.3% 3.2%

Schools in Mulgrave

  • Mazenod College Catholic · Secondary above peers
  • Mulgrave Primary School Government · Primary above peers
  • St John Vianney's School Catholic · Primary above peers
  • Wellington Secondary College Government · Secondary above peers
  • Albany Rise Primary School Government · Primary at peers

Schools in Rowville

  • Karoo Primary School Government · Primary above peers
  • Park Ridge Primary School Government · Primary above peers
  • Rowville Primary School Government · Primary above peers
  • Heany Park Primary School Government · Primary at peers
  • Rowville Secondary College Government · Secondary at peers
  • St Simon's School Catholic · Primary at peers

Amenities in the suburb

Mulgrave Rowville
Supermarkets 4 5
Cafes & restaurants 18
same for both
Parks & reserves 10 22
Childcare 13 22
GPs 4 12
Pharmacies 5 6
Hospitals 1 0
Police stations 0 1
Banks & Bank@Post 5 3
Fuel stations 3 5
EV chargers 0 1
Waterways 5 9

Mobility

Rowville sits further from the CBD (31.7 km vs 27.2 km).

Mulgrave Rowville
Walkability score 62/100 87/100
Distance to Melbourne 27.2 km 31.7 km
+17% vs other
Drive time (normal traffic) 33 min 34 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 439.5
7-9am + 5-7pm
 372.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 3170
 1.6%
postcode 3178
Rooftop solar per 100 dwellings 35
postcode 3170
 47
postcode 3178

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.

Mulgrave Rowville
Car (driver) 60.3% / 64.1%
Mulgrave — Car (driver): 60.3% Rowville — Car (driver): 64.1%
Worked from Home 31.0% / 29.3%
Mulgrave — Worked from Home: 31.0% Rowville — Worked from Home: 29.3%
Car (passenger) 3.6% / 4.0%
Mulgrave — Car (passenger): 3.6% Rowville — Car (passenger): 4.0%
Train 2.4% / 1.4%
Mulgrave — Train: 2.4% Rowville — Train: 1.4%
Bus 1.5% / 0.7%
Mulgrave — Bus: 1.5% Rowville — Bus: 0.7%

Bars are drawn against the largest share shown (64.1%).

Setting

Mulgrave Rowville
Elevation 92 m
above sea level, at the suburb centre
 86 m
above sea level, at the suburb centre
Distance to the ocean 12.1 km 16.8 km

NBN connectivity

Mulgrave Rowville
Connectivity score 79/100 86/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 15%
8,782 premises
 40%
13,198 premises

Climate

Mulgrave Rowville
Annual rainfall 781 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Mulgrave Rowville
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Mulgrave Rowville
Average residential rate $1,697/yr $1,732/yr
Council Monash Knox

Federal electorate

Mulgrave Rowville
Division Hotham Aston
Member Clare O'Neil Mary Doyle
Party Australian Labor Party
same for both

First Home Owner Grant

Mulgrave Rowville
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Mulgrave

Multicultural Outer

Rowville

Large Blocks Outer

More comparisons

Other comparisons with Mulgrave

Mulgrave vs Glen Waverley Mulgrave vs Dandenong North Mulgrave vs Springvale Mulgrave vs Wheelers Hill Mulgrave vs Clayton Mulgrave vs Noble Park North

Other comparisons with Rowville

Rowville vs Ferntree Gully Rowville vs Endeavour Hills Rowville vs Dandenong North Rowville vs Wheelers Hill Rowville vs Knoxfield Rowville vs Lysterfield
Full data on Mulgrave Full data on Rowville
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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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