Murrumbeena vs Hughesdale

In both, most households own their home. On these figures, Murrumbeena tends to suit people living alone.

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

They split

one each way, out of the 6 things we measure here

  • Murrumbeena has more parks and reserves (8 vs 2)
  • Hughesdale has more schools rated above their peers (2 vs 1)

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

First-home buyers

Murrumbeena

ahead on the one thing that separates them

  • has cheaper units ($504,000 vs $645,000)

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

Hughesdale

ahead on the one thing that separates them

  • is more walkable (93/100 vs 80/100)

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

Downsizers and retirees

Hughesdale

ahead on 2 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (93/100 vs 80/100)

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

Investors

Murrumbeena

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.2% vs 2.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Murrumbeena Hughesdale
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.

Murrumbeena Hughesdale
Walkability 80 / 93
Murrumbeena — Walkability: 80/100 Hughesdale — Walkability: 93/100
Safety 41 / 42
Murrumbeena — Safety: 41/100 Hughesdale — Safety: 42/100
Low fire risk 100 / 100
Murrumbeena — Low fire risk: 100/100 Hughesdale — Low fire risk: 100/100
Low flood risk 53 / 61
Murrumbeena — Low flood risk: 53/100 Hughesdale — Low flood risk: 61/100

Demographics

Murrumbeena has more residents (9,996 vs 7,563).

Murrumbeena Hughesdale
Population 9,996
+24% vs other
 7,563
Population trend (2016 → 2021) +0.7% +0.1%
Median age 37 38
Median household income $106,964/yr
same for both
Median weekly rent $386/wk $416/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Murrumbeena Hughesdale
0-4 5.1% / 4.7%
Murrumbeena — 0-4: 5.1% Hughesdale — 0-4: 4.7%
5-14 11.0% / 10.9%
Murrumbeena — 5-14: 11.0% Hughesdale — 5-14: 10.9%
15-19 4.7% / 5.1%
Murrumbeena — 15-19: 4.7% Hughesdale — 15-19: 5.1%
20-24 7.0% / 7.7%
Murrumbeena — 20-24: 7.0% Hughesdale — 20-24: 7.7%
25-34 17.3% / 16.7%
Murrumbeena — 25-34: 17.3% Hughesdale — 25-34: 16.7%
35-44 15.7% / 14.4%
Murrumbeena — 35-44: 15.7% Hughesdale — 35-44: 14.4%
45-54 13.6% / 14.5%
Murrumbeena — 45-54: 13.6% Hughesdale — 45-54: 14.5%
55-64 11.4% / 11.3%
Murrumbeena — 55-64: 11.4% Hughesdale — 55-64: 11.3%
65-74 8.0% / 7.0%
Murrumbeena — 65-74: 8.0% Hughesdale — 65-74: 7.0%
75-84 4.2% / 4.9%
Murrumbeena — 75-84: 4.2% Hughesdale — 75-84: 4.9%
85+ 2.0% / 2.8%
Murrumbeena — 85+: 2.0% Hughesdale — 85+: 2.8%

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

Who lives together

Household composition, 2021 Census.

Murrumbeena 41.4% couple families
Murrumbeena — Couple Families: 41.4% Murrumbeena — Lone Person: 41.8% Murrumbeena — One Parent Families: 9.9% Murrumbeena — Group Household: 5.0% Murrumbeena — Other Families: 1.8%
Hughesdale 44.0% couple families
Hughesdale — Couple Families: 44.0% Hughesdale — Lone Person: 33.8% Hughesdale — One Parent Families: 12.6% Hughesdale — Group Household: 7.2% Hughesdale — Other Families: 2.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Murrumbeena 37.1% renting
Murrumbeena — Owned Outright: 30.1% Murrumbeena — Mortgage: 32.8% Murrumbeena — Renting: 37.1%
Hughesdale 35.5% renting
Hughesdale — Owned Outright: 32.0% Hughesdale — Mortgage: 32.4% Hughesdale — Renting: 35.5%
Owned outright Mortgage Renting

Qualifications

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

Murrumbeena Hughesdale
Bachelor Degree 25.2% / 23.2%
Murrumbeena — Bachelor Degree: 25.2% Hughesdale — Bachelor Degree: 23.2%
Postgraduate Degree 11.3% / 10.2%
Murrumbeena — Postgraduate Degree: 11.3% Hughesdale — Postgraduate Degree: 10.2%
Advanced Diploma / Diploma 7.9% / 7.8%
Murrumbeena — Advanced Diploma / Diploma: 7.9% Hughesdale — Advanced Diploma / Diploma: 7.8%
Certificate III & IV 7.0% / 7.5%
Murrumbeena — Certificate III & IV: 7.0% Hughesdale — Certificate III & IV: 7.5%
Graduate Diploma / Certificate 3.8% / 3.1%
Murrumbeena — Graduate Diploma / Certificate: 3.8% Hughesdale — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (25.2%).

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.

Murrumbeena Hughesdale
India 5.8% / 5.8%
Murrumbeena — India: 5.8% Hughesdale — India: 5.8%
China 4.0% / 5.1%
Murrumbeena — China: 4.0% Hughesdale — China: 5.1%
Greece 2.2% / 5.3%
Murrumbeena — Greece: 2.2% Hughesdale — Greece: 5.3%
England 2.1% / 1.9%
Murrumbeena — England: 2.1% Hughesdale — England: 1.9%
New Zealand 1.5% / 1.3%
Murrumbeena — New Zealand: 1.5% Hughesdale — New Zealand: 1.3%
Sri Lanka 1.0% / 1.4%
Murrumbeena — Sri Lanka: 1.0% Hughesdale — Sri Lanka: 1.4%

Bars are drawn against the largest share shown (5.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Murrumbeena 45.6% houses
Murrumbeena — Houses: 45.6% Murrumbeena — Townhouses: 25.4% Murrumbeena — Flats / Apartments: 29.1%
Hughesdale 53.6% houses
Hughesdale — Houses: 53.6% Hughesdale — Townhouses: 31.2% Hughesdale — Flats / Apartments: 15.2%
Houses Townhouses Flats / Apartments

Property market

Murrumbeena Hughesdale
Median house price $1,580,000 $1,552,000
Median unit price $504,000 $645,000
Median land price —
same for both
Typical days to sell (houses) 23 days
from 46 sales
 25 days
from 47 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.

Murrumbeena Hughesdale
1 bed $351K / $375K
Murrumbeena — 1 bed: $351K (58 sales) Hughesdale — 1 bed: $375K (8 sales)

58 vs 8 sales

2 bed $610K / $595K
Murrumbeena — 2 bed: $610K (82 sales) Hughesdale — 2 bed: $595K (63 sales)

82 vs 63 sales

3 bed $1.1M / $1.05M
Murrumbeena — 3 bed: $1.1M (13 sales) Hughesdale — 3 bed: $1.05M (13 sales)

13 vs 13 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.

Murrumbeena Hughesdale
2 bed $1.2M / $1.02M
Murrumbeena — 2 bed: $1.2M (11 sales) Hughesdale — 2 bed: $1.02M (9 sales)

11 vs 9 sales

3 bed $1.49M / $1.46M
Murrumbeena — 3 bed: $1.49M (34 sales) Hughesdale — 3 bed: $1.46M (33 sales)

34 vs 33 sales

4 bed $1.87M / $1.83M
Murrumbeena — 4 bed: $1.87M (25 sales) Hughesdale — 4 bed: $1.83M (19 sales)

25 vs 19 sales

5 bed $1.9M / $2.15M
Murrumbeena — 5 bed: $1.9M (8 sales) Hughesdale — 5 bed: $2.15M (9 sales)

8 vs 9 sales

Zoning mix

Murrumbeena Hughesdale
Residential 83% 90%
Parks and recreation 8% 2%
Infrastructure and transport 6%
same for both
Commercial 2%
same for both
Industrial 1% 0%
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

Murrumbeena Hughesdale
New dwellings approved 617
across Glen Eira
 1,233
across Monash
Approvals change year on year -69% -4%

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.

Murrumbeena Hughesdale
Houses 3.2%
$950/wk on $1.55M
 2.5%
$680/wk on $1.4M
Units 5.2%
$545/wk on $542K
 4.8%
$595/wk on $650K

Ranking within VIC

Murrumbeena Hughesdale
House price Higher than 92% of VIC Higher than 87% of VIC
Income Higher than 79% of VIC
same for both
Schools — Higher than 91% of VIC
Walkability Higher than 93% of VIC Higher than 97% of VIC
Affordability Higher than 10% of VIC Higher than 15% of VIC
EV adoption Higher than 92% of VIC Higher than 91% of VIC
NBN connectivity Higher than 85% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 21% of VIC Higher than 5% of VIC
Rental yield (units) Higher than 71% of VIC Higher than 49% of VIC

Liveability

Hughesdale is more walkable (93 vs 80); Hughesdale scores higher overall (85 vs 80).

Murrumbeena Hughesdale
Grade A A+
Score 80/100 85/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Murrumbeena Hughesdale
Bushfire None
0/100
same for both
Crime Moderate
59/100
 Moderate
58/100
Flood Moderate
47/100
 Low
39/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 11
within 5 km

Schools

Murrumbeena Hughesdale
Inside the suburb 2 3
Rated above peers 1 2
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
Monash Caulfield, 3.0 km
 3
Monash Caulfield, 4.0 km
Full-time students aged 15–24 4.2% 4.1%

Schools in Murrumbeena

  • Murrumbeena Primary School Government · Primary above peers
  • St Patrick's School Catholic · Primary below peers

Schools in Hughesdale

  • Hughesdale Primary School Government · Primary above peers
  • Sacred Heart Girls' College Catholic · Secondary above peers
  • Oakleigh Grammar Independent · Combined at peers

Amenities in the suburb

Murrumbeena Hughesdale
Cafes & restaurants 13 12
Parks & reserves 8 2
Childcare 8
same for both
GPs 0 3
Pharmacies 2 1
Banks & Bank@Post 2 1
Fuel stations 1
same for both

Mobility

Murrumbeena Hughesdale
Walkability score 80/100 93/100
Distance to Melbourne 17.2 km 18.8 km
+9% vs other
Drive time (normal traffic) 27 min 25 min
Public transport score 80/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 232.8
7-9am + 5-7pm
 125.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 3163
 1.7%
postcode 3166
Rooftop solar per 100 dwellings 13
postcode 3163
 20
postcode 3166

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.

Murrumbeena Hughesdale
Worked from Home 44.8% / 42.1%
Murrumbeena — Worked from Home: 44.8% Hughesdale — Worked from Home: 42.1%
Car (driver) 41.5% / 42.6%
Murrumbeena — Car (driver): 41.5% Hughesdale — Car (driver): 42.6%
Train 7.1% / 7.5%
Murrumbeena — Train: 7.1% Hughesdale — Train: 7.5%
Car (passenger) 2.4% / 2.7%
Murrumbeena — Car (passenger): 2.4% Hughesdale — Car (passenger): 2.7%
Walked Only 2.1% / 2.7%
Murrumbeena — Walked Only: 2.1% Hughesdale — Walked Only: 2.7%

Bars are drawn against the largest share shown (44.8%).

Setting

Murrumbeena Hughesdale
Elevation 48 m
above sea level, at the suburb centre
 57 m
above sea level, at the suburb centre
Distance to the ocean 7.4 km 8.4 km

NBN connectivity

Murrumbeena Hughesdale
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
4,929 premises
 9%
3,664 premises

Climate

Murrumbeena Hughesdale
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Murrumbeena Hughesdale
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Murrumbeena Hughesdale
Average residential rate $1,577/yr $1,697/yr
Council Glen Eira Monash

Federal electorate

Murrumbeena Hughesdale
Division Hotham
same for both
Member Clare O'Neil
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Murrumbeena Hughesdale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Murrumbeena

Middle-Ring Parks Professionals Townhouses Trains Transport Hub Urban Village Feel

Hughesdale

Middle-Ring Multicultural Parks Professionals Townhouses Urban

More comparisons

Other comparisons with Murrumbeena

Murrumbeena vs Bentleigh East Murrumbeena vs Malvern East Murrumbeena vs Carnegie

Other comparisons with Hughesdale

Hughesdale vs Bentleigh East Hughesdale vs Malvern East Hughesdale vs Oakleigh South Hughesdale vs Oakleigh
Full data on Murrumbeena Full data on Hughesdale
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