Mulgrave vs Springvale

Springvale is the younger of the two, with a median age of 36 against 40 in Mulgrave. In both, most households own their home and most homes are detached houses. In Mulgrave, about half of households are couple families. Houses cost more in Mulgrave: a median of $1.1 million, against $950,000 in Springvale, and rent is higher there too. On these figures, Mulgrave tends to suit couples, while Springvale suits young adults.

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

Mulgrave

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 3)
  • has more separate houses rather than flats (83% vs 69%)
  • is already more of a family suburb (70% vs 61%)
  • But Springvale has more schools inside the suburb (9 vs 5)

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

First-home buyers

Springvale

ahead on 3 of the 4 things we measure here

  • has cheaper land ($770,000 vs $1,492,500)
  • has cheaper units ($605,000 vs $788,800)
  • has cheaper houses ($950,000 vs $1,103,500)

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

Renters

Springvale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (42% vs 23%)
  • has cheaper rent ($357/wk vs $430/wk)

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

Commuting to the city

Springvale

ahead on the one thing that separates them

  • is more walkable (94/100 vs 62/100)

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

Downsizers and retirees

Springvale

ahead on 3 of the 5 things we measure here

  • has more GPs (19 vs 4)
  • has more units and townhouses to downsize into (31% vs 17%)
  • is more walkable (94/100 vs 62/100)
  • But Mulgrave carries lower crime risk (76/100 vs 86/100)

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

Investors

Springvale

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.0% vs 4.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

Mulgrave and Springvale 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 Springvale
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 Springvale
Walkability 62 / 94
Mulgrave — Walkability: 62/100 Springvale — Walkability: 94/100
Safety 24 / 14
Mulgrave — Safety: 24/100 Springvale — Safety: 14/100
Low fire risk 100 / 100
Mulgrave — Low fire risk: 100/100 Springvale — Low fire risk: 100/100
Low flood risk 65 / 64
Mulgrave — Low flood risk: 65/100 Springvale — Low flood risk: 64/100

Demographics

Mulgrave has higher household incomes ($99,476 vs $72,904); Mulgrave rents higher ($430/wk vs $357/wk).

Mulgrave Springvale
Population 19,889 22,174
+11% vs other
Population trend (2016 → 2021) +2.7% +2.1%
Median age 40 36
Median household income $99,476/yr
+27% vs other
 $72,904/yr
Median weekly rent $430/wk
+17% vs other
 $357/wk

Age profile

Share of residents in each band, 2021 Census.

Mulgrave Springvale
0-4 5.5% / 5.3%
Mulgrave — 0-4: 5.5% Springvale — 0-4: 5.3%
5-14 12.2% / 9.2%
Mulgrave — 5-14: 12.2% Springvale — 5-14: 9.2%
15-19 5.3% / 4.9%
Mulgrave — 15-19: 5.3% Springvale — 15-19: 4.9%
20-24 5.7% / 8.4%
Mulgrave — 20-24: 5.7% Springvale — 20-24: 8.4%
25-34 13.6% / 20.5%
Mulgrave — 25-34: 13.6% Springvale — 25-34: 20.5%
35-44 14.6% / 13.5%
Mulgrave — 35-44: 14.6% Springvale — 35-44: 13.5%
45-54 13.1% / 11.4%
Mulgrave — 45-54: 13.1% Springvale — 45-54: 11.4%
55-64 10.4% / 10.5%
Mulgrave — 55-64: 10.4% Springvale — 55-64: 10.5%
65-74 9.9% / 8.2%
Mulgrave — 65-74: 9.9% Springvale — 65-74: 8.2%
75-84 7.1% / 5.4%
Mulgrave — 75-84: 7.1% Springvale — 75-84: 5.4%
85+ 2.6% / 2.8%
Mulgrave — 85+: 2.6% Springvale — 85+: 2.8%

Bars are drawn against the largest share shown (20.5%).

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%
Springvale 42.2% couple families
Springvale — Couple Families: 42.2% Springvale — Lone Person: 27.3% Springvale — One Parent Families: 18.5% Springvale — Group Household: 8.3% Springvale — Other Families: 3.7%
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%
Springvale 41.7% renting
Springvale — Owned Outright: 33.7% Springvale — Mortgage: 24.5% Springvale — Renting: 41.7%
Owned outright Mortgage Renting

Qualifications

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

Mulgrave Springvale
Bachelor Degree 17.3% / 12.9%
Mulgrave — Bachelor Degree: 17.3% Springvale — Bachelor Degree: 12.9%
Certificate III & IV 9.3% / 6.6%
Mulgrave — Certificate III & IV: 9.3% Springvale — Certificate III & IV: 6.6%
Advanced Diploma / Diploma 8.2% / 6.7%
Mulgrave — Advanced Diploma / Diploma: 8.2% Springvale — Advanced Diploma / Diploma: 6.7%
Postgraduate Degree 7.4% / 5.0%
Mulgrave — Postgraduate Degree: 7.4% Springvale — Postgraduate Degree: 5.0%
Graduate Diploma / Certificate 2.2% / 1.0%
Mulgrave — Graduate Diploma / Certificate: 2.2% Springvale — Graduate Diploma / Certificate: 1.0%

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 Springvale
Vietnam 3.0% / 20.9%
Mulgrave — Vietnam: 3.0% Springvale — Vietnam: 20.9%
India 5.2% / 7.4%
Mulgrave — India: 5.2% Springvale — India: 7.4%
China 6.2% / 5.3%
Mulgrave — China: 6.2% Springvale — China: 5.3%
Malaysia 3.1% / 4.6%
Mulgrave — Malaysia: 3.1% Springvale — Malaysia: 4.6%
Sri Lanka 5.0% / 1.5%
Mulgrave — Sri Lanka: 5.0% Springvale — Sri Lanka: 1.5%
Myanmar — / 2.8%
Mulgrave — Myanmar: not among its largest Springvale — Myanmar: 2.8%

Bars are drawn against the largest share shown (20.9%).

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%
Springvale 69.4% houses
Springvale — Houses: 69.4% Springvale — Townhouses: 20.1% Springvale — Flats / Apartments: 10.5%
Houses Townhouses Flats / Apartments

Property market

Mulgrave Springvale
Median house price $1,103,500 $950,000
Median unit price $788,800 $605,000
Median land price $1,492,500 $770,000
Typical days to sell (houses) 25 days
from 276 sales
 25 days
from 132 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 Springvale
2 bed $690K / $595K
Mulgrave — 2 bed: $690K (13 sales) Springvale — 2 bed: $595K (42 sales)

13 vs 42 sales

3 bed $823K / $660K
Mulgrave — 3 bed: $823K (20 sales) Springvale — 3 bed: $660K (24 sales)

20 vs 24 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 Springvale
2 bed $750K / $729K
Mulgrave — 2 bed: $750K (7 sales) Springvale — 2 bed: $729K (12 sales)

7 vs 12 sales

3 bed $1.01M / $935K
Mulgrave — 3 bed: $1.01M (210 sales) Springvale — 3 bed: $935K (117 sales)

210 vs 117 sales

4 bed $1.2M / $959K
Mulgrave — 4 bed: $1.2M (146 sales) Springvale — 4 bed: $959K (52 sales)

146 vs 52 sales

5 bed $1.36M / $1.18M
Mulgrave — 5 bed: $1.36M (35 sales) Springvale — 5 bed: $1.18M (9 sales)

35 vs 9 sales

Zoning mix

Mulgrave Springvale
Residential 57% 44%
Infrastructure and transport 14% 26%
Other and special use 17% 9%
Industrial 3% 12%
Commercial 2% 6%
Parks and recreation 5% 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

Mulgrave Springvale
New dwellings approved 1,233
across Monash
 594
across Greater Dandenong
Approvals change year on year -4% -34%

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 Springvale
Houses 3.7%
$730/wk on $1.01M
 3.8%
$650/wk on $892K
Units 4.2%
$570/wk on $702K
 5.0%
$472/wk on $491K

Ranking within VIC

Mulgrave Springvale
House price Higher than 73% of VIC Higher than 66% of VIC
Income Higher than 72% of VIC Higher than 38% of VIC
Schools Higher than 97% of VIC Higher than 68% of VIC
Walkability Higher than 88% of VIC Higher than 98% of VIC
Affordability Higher than 31% of VIC Higher than 19% of VIC
EV adoption Higher than 100% of VIC Higher than 84% of VIC
NBN connectivity Higher than 89% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 50% of VIC Higher than 54% of VIC
Rental yield (units) Higher than 16% of VIC Higher than 61% of VIC

Liveability

Springvale is more walkable (94 vs 62); Mulgrave scores higher overall (74 vs 55).

Mulgrave Springvale
Grade A B
Score 74/100 55/100
Socio-economic band very advantaged area
decile 9/10
 below-average income
decile 2/10

Risk profile

Springvale carries more crime risk (86 vs 76).

Mulgrave Springvale
Bushfire None
0/100
same for both
Crime High
76/100
 High
86/100
Flood Low
35/100
 Low
36/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 17
within 5 km
 18
within 5 km

Schools

Mulgrave Springvale
Inside the suburb 5 9
Rated above peers 4 3
Rated at peers 1 2
Rated below peers 0 1
Universities within 10 km 1
Monash Clayton, 4.1 km
 1
Monash Clayton, 3.9 km
Full-time students aged 15–24 3.3% 3.6%

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 Springvale

  • Killester College Catholic · Secondary above peers
  • Spring Parks Primary School Government · Primary above peers
  • St Joseph's School Catholic · Primary above peers
  • Minaret College Independent · Combined at peers
  • Springvale Rise Primary School Government · Primary at peers
  • Heatherhill Primary School Government · Primary below peers

Amenities in the suburb

Mulgrave Springvale
Supermarkets 4 11
Cafes & restaurants 18 104
Parks & reserves 10 13
Childcare 13
same for both
GPs 4 19
Pharmacies 5 7
Hospitals 1 0
Police stations 0 1
Banks & Bank@Post 5 6
Fuel stations 3 7
EV chargers 0 3
Waterways 5 13

Mobility

Mulgrave Springvale
Walkability score 62/100 94/100
Distance to Melbourne 27.2 km 29 km
+7% vs other
Drive time (normal traffic) 33 min 35 min
Public transport score 79/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 439.5
7-9am + 5-7pm
 309.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 3170
 1.3%
postcode 3171
Rooftop solar per 100 dwellings 35
postcode 3170
 29
postcode 3171

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 Springvale
Car (driver) 60.3% / 65.7%
Mulgrave — Car (driver): 60.3% Springvale — Car (driver): 65.7%
Worked from Home 31.0% / 14.9%
Mulgrave — Worked from Home: 31.0% Springvale — Worked from Home: 14.9%
Car (passenger) 3.6% / 8.0%
Mulgrave — Car (passenger): 3.6% Springvale — Car (passenger): 8.0%
Train 2.4% / 6.2%
Mulgrave — Train: 2.4% Springvale — Train: 6.2%
Bus 1.5% / 2.6%
Mulgrave — Bus: 1.5% Springvale — Bus: 2.6%

Bars are drawn against the largest share shown (65.7%).

Setting

Mulgrave Springvale
Elevation 92 m
above sea level, at the suburb centre
 47 m
above sea level, at the suburb centre
Distance to the ocean 12.1 km 9.4 km

NBN connectivity

Mulgrave Springvale
Connectivity score 79/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 15%
8,782 premises
 10%
10,153 premises

Climate

Mulgrave Springvale
Annual rainfall 781 mm 644 mm
Summer max (Jan) — 26.0°C
Winter min (Jul) — 6.9°C

Air quality (annual mean)

Mulgrave Springvale
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 Springvale
Average residential rate $1,697/yr $2,123/yr
Council Monash Greater Dandenong

Federal electorate

Mulgrave Springvale
Division Hotham
same for both
Member Clare O'Neil
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Mulgrave

Multicultural Outer

Springvale

Multicultural Outer Parks River Townhouses

More comparisons

Other comparisons with Mulgrave

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

Other comparisons with Springvale

Springvale vs Noble Park Springvale vs Clayton Springvale vs Clayton South Springvale vs Springvale South Springvale vs Noble Park North
Full data on Mulgrave Full data on Springvale
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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