Northcote vs Thornbury

In both, most households own their home. Houses cost more in Northcote: a median of $1.65 million, against $1.44 million in Thornbury, and rent is higher there too. Northcote is closer to the city centre: 7.5 km, against 8.8 km.

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

Thornbury

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more childcare (17 vs 12)

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

First-home buyers

Thornbury

ahead on the one thing that separates them

  • has cheaper houses ($1,440,000 vs $1,650,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Thornbury

ahead on the one thing that separates them

  • has cheaper rent ($391/wk vs $475/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Northcote

ahead on the one thing that separates them

  • has more GPs (11 vs 6)

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

Investors

Thornbury

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 3.0%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Northcote Thornbury
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.

Northcote Thornbury
Walkability 99 / 97
Northcote — Walkability: 99/100 Thornbury — Walkability: 97/100
Safety 30 / 30
Northcote — Safety: 30/100 Thornbury — Safety: 30/100
Low fire risk 100 / 100
Northcote — Low fire risk: 100/100 Thornbury — Low fire risk: 100/100
Low flood risk 47 / 60
Northcote — Low flood risk: 47/100 Thornbury — Low flood risk: 60/100

Demographics

Northcote has more residents (25,276 vs 19,005); Northcote rents higher ($475/wk vs $391/wk).

Northcote Thornbury
Population 25,276
+25% vs other
 19,005
Population trend (2016 → 2021) +2.9% +2.4%
Median age 37
same for both
Median household income $118,924/yr
+14% vs other
 $102,492/yr
Median weekly rent $475/wk
+18% vs other
 $391/wk

Age profile

Share of residents in each band, 2021 Census.

Northcote Thornbury
0-4 4.6% / 5.1%
Northcote — 0-4: 4.6% Thornbury — 0-4: 5.1%
5-14 10.4% / 9.6%
Northcote — 5-14: 10.4% Thornbury — 5-14: 9.6%
15-19 4.8% / 4.3%
Northcote — 15-19: 4.8% Thornbury — 15-19: 4.3%
20-24 5.2% / 5.4%
Northcote — 20-24: 5.2% Thornbury — 20-24: 5.4%
25-34 20.4% / 20.3%
Northcote — 25-34: 20.4% Thornbury — 25-34: 20.3%
35-44 15.9% / 17.7%
Northcote — 35-44: 15.9% Thornbury — 35-44: 17.7%
45-54 15.2% / 14.1%
Northcote — 45-54: 15.2% Thornbury — 45-54: 14.1%
55-64 10.4% / 9.8%
Northcote — 55-64: 10.4% Thornbury — 55-64: 9.8%
65-74 6.7% / 6.5%
Northcote — 65-74: 6.7% Thornbury — 65-74: 6.5%
75-84 4.4% / 4.5%
Northcote — 75-84: 4.4% Thornbury — 75-84: 4.5%
85+ 2.1% / 2.6%
Northcote — 85+: 2.1% Thornbury — 85+: 2.6%

Bars are drawn against the largest share shown (20.4%).

Who lives together

Household composition, 2021 Census.

Northcote 40.4% lone person
Northcote — Lone Person: 40.4% Northcote — Couple Families: 35.9% Northcote — Group Household: 12.1% Northcote — One Parent Families: 10.2% Northcote — Other Families: 1.4%
Thornbury 44.0% lone person
Thornbury — Lone Person: 44.0% Thornbury — Couple Families: 33.6% Thornbury — Group Household: 9.7% Thornbury — One Parent Families: 11.1% Thornbury — Other Families: 1.5%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Northcote 38.3% renting
Northcote — Owned Outright: 30.8% Northcote — Mortgage: 30.9% Northcote — Renting: 38.3%
Thornbury 42.8% renting
Thornbury — Owned Outright: 27.7% Thornbury — Mortgage: 29.5% Thornbury — Renting: 42.8%
Owned outright Mortgage Renting

Qualifications

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

Northcote Thornbury
Bachelor Degree 26.9% / 24.4%
Northcote — Bachelor Degree: 26.9% Thornbury — Bachelor Degree: 24.4%
Postgraduate Degree 14.1% / 10.9%
Northcote — Postgraduate Degree: 14.1% Thornbury — Postgraduate Degree: 10.9%
Advanced Diploma / Diploma 6.4% / 7.1%
Northcote — Advanced Diploma / Diploma: 6.4% Thornbury — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 5.6% / 7.4%
Northcote — Certificate III & IV: 5.6% Thornbury — Certificate III & IV: 7.4%
Graduate Diploma / Certificate 5.2% / 4.7%
Northcote — Graduate Diploma / Certificate: 5.2% Thornbury — Graduate Diploma / Certificate: 4.7%

Bars are drawn against the largest share shown (26.9%).

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.

Northcote Thornbury
Greece 3.5% / 4.2%
Northcote — Greece: 3.5% Thornbury — Greece: 4.2%
England 3.8% / 2.9%
Northcote — England: 3.8% Thornbury — England: 2.9%
Italy 1.8% / 2.9%
Northcote — Italy: 1.8% Thornbury — Italy: 2.9%
New Zealand 2.3% / 2.2%
Northcote — New Zealand: 2.3% Thornbury — New Zealand: 2.2%
India 0.7% / 1.2%
Northcote — India: 0.7% Thornbury — India: 1.2%
China 0.8% / 0.9%
Northcote — China: 0.8% Thornbury — China: 0.9%

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Northcote 49.1% houses
Northcote — Houses: 49.1% Northcote — Townhouses: 27.4% Northcote — Flats / Apartments: 23.6%
Thornbury 51.4% houses
Thornbury — Houses: 51.4% Thornbury — Townhouses: 23.4% Thornbury — Flats / Apartments: 25.2%
Houses Townhouses Flats / Apartments

Property market

Northcote Thornbury
Median house price $1,650,000 $1,440,000
Median unit price $568,750 $527,000
Median land price $1,650,000 —
Typical days to sell (houses) 23 days
from 201 sales
 23 days
from 134 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.

Northcote Thornbury
1 bed $399K / $395K
Northcote — 1 bed: $399K (102 sales) Thornbury — 1 bed: $395K (98 sales)

102 vs 98 sales

2 bed $645K / $611K
Northcote — 2 bed: $645K (159 sales) Thornbury — 2 bed: $611K (112 sales)

159 vs 112 sales

3 bed $1.05M / $910K
Northcote — 3 bed: $1.05M (13 sales) Thornbury — 3 bed: $910K (7 sales)

13 vs 7 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.

Northcote Thornbury
2 bed $1.32M / $1.28M
Northcote — 2 bed: $1.32M (90 sales) Thornbury — 2 bed: $1.28M (65 sales)

90 vs 65 sales

3 bed $1.65M / $1.4M
Northcote — 3 bed: $1.65M (167 sales) Thornbury — 3 bed: $1.4M (140 sales)

167 vs 140 sales

4 bed $2.27M / $1.75M
Northcote — 4 bed: $2.27M (81 sales) Thornbury — 4 bed: $1.75M (52 sales)

81 vs 52 sales

5 bed $2.47M / $1.95M
Northcote — 5 bed: $2.47M (16 sales) Thornbury — 5 bed: $1.95M (7 sales)

16 vs 7 sales

Zoning mix

Northcote Thornbury
Residential 72% 71%
Parks and recreation 11% 10%
Infrastructure and transport 11% 10%
Industrial 1% 6%
Commercial 5% 3%
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

Northcote Thornbury
New dwellings approved 1,213
across Darebin
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.

Northcote Thornbury
Houses 3.0%
$922/wk on $1.6M
 3.5%
$878/wk on $1.31M
Units 5.1%
$550/wk on $565K
 5.1%
$550/wk on $559K

Ranking within VIC

Northcote Thornbury
House price Higher than 92% of VIC Higher than 88% of VIC
Income Higher than 91% of VIC Higher than 75% of VIC
Schools Higher than 4% of VIC Higher than 37% of VIC
Walkability Higher than 99% of VIC
same for both
Affordability Higher than 14% of VIC Higher than 12% of VIC
EV adoption Higher than 96% of VIC Higher than 90% of VIC
NBN connectivity Higher than 84% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 13% of VIC Higher than 35% of VIC
Rental yield (units) Higher than 65% of VIC Higher than 68% of VIC

Liveability

Thornbury scores higher overall (71 vs 66).

Northcote Thornbury
Grade B A
Score 66/100 71/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Northcote carries more flood risk (53 vs 40).

Northcote Thornbury
Bushfire None
0/100
same for both
Crime High
70/100
same for both
Flood Moderate
53/100
 Moderate
40/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 12
within 5 km
 6
within 5 km

Schools

Northcote Thornbury
Inside the suburb 6 9
Rated above peers 0 1
Rated at peers 3 4
Rated below peers 2
same for both
Universities within 10 km 3
Australian Catholic University-Melbourne Campus, 3.7 km
 3
Australian Catholic University-Melbourne Campus, 5.3 km
Full-time students aged 15–24 2.7%
same for both

Schools in Northcote

  • Northcote High School Government · Secondary at peers
  • Santa Maria College Catholic · Secondary at peers
  • Westgarth Primary School Government · Primary at peers
  • Northcote Primary School Government · Primary below peers
  • St Joseph's School Catholic · Primary below peers
  • Croxton School Government · Combined · Special school

Schools in Thornbury

  • Virtual School Victoria Government · Combined above peers
  • Penders Grove Primary School Government · Primary at peers
  • St Mary's School Catholic · Primary at peers
  • Thornbury High School Government · Secondary at peers
  • Wales Street Primary School Government · Primary at peers
  • Holy Spirit School Catholic · Primary below peers

Amenities in the suburb

Northcote Thornbury
Supermarkets 5 6
Cafes & restaurants 69 37
Parks & reserves 24 25
Childcare 12 17
GPs 11 6
Pharmacies 5
same for both
Police stations 1 0
Banks & Bank@Post 4 2
Fuel stations 3 5
Waterways 1 2

Mobility

Northcote Thornbury
Walkability score 99/100 97/100
Distance to Melbourne 7.5 km 8.8 km
+17% vs other
Drive time (normal traffic) 17 min 21 min
Public transport score 96/100
Rail · Tram · Bus
 94/100
Rail · Tram · Bus
Peak arrivals per hour 566.5
7-9am + 5-7pm
 386.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.5%
postcode 3070
 1.6%
postcode 3071
Rooftop solar per 100 dwellings 25
postcode 3070
 19
postcode 3071

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.

Northcote Thornbury
Worked from Home 54.4% / 49.4%
Northcote — Worked from Home: 54.4% Thornbury — Worked from Home: 49.4%
Car (driver) 28.6% / 35.3%
Northcote — Car (driver): 28.6% Thornbury — Car (driver): 35.3%
Bicycle 5.2% / 4.0%
Northcote — Bicycle: 5.2% Thornbury — Bicycle: 4.0%
Train 4.4% / 3.6%
Northcote — Train: 4.4% Thornbury — Train: 3.6%
Walked Only 2.9% / 2.3%
Northcote — Walked Only: 2.9% Thornbury — Walked Only: 2.3%
Tram / Light Rail 1.9% / 2.5%
Northcote — Tram / Light Rail: 1.9% Thornbury — Tram / Light Rail: 2.5%

Bars are drawn against the largest share shown (54.4%).

Setting

Northcote Thornbury
Elevation 67 m
above sea level, at the suburb centre
 69 m
above sea level, at the suburb centre
Distance to the ocean 9.6 km 11.2 km

NBN connectivity

Northcote Thornbury
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 7%
13,047 premises
 3%
10,177 premises

Climate

Northcote Thornbury
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Northcote Thornbury
PM2.5 7.3 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 0.82 pphm
same for both

Council rates

Northcote Thornbury
Average residential rate $1,764/yr
same for both
Council Darebin
same for both

Federal electorate

Northcote Thornbury
Division Cooper
same for both
Member Ged Kearney
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Northcote Thornbury
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Northcote

Cafe Culture Easy Commute Inner Nightlife Parks Premium Professionals Townhouses Trams Transport Hub Urban

Thornbury

Cafe Culture Easy Commute Gentrifying Inner Nightlife Parks Premium Professionals Townhouses Trams Transport Hub Urban

More comparisons

Other comparisons with Northcote

Northcote vs Brunswick East Northcote vs Fitzroy North Northcote vs Clifton Hill Northcote vs Fairfield

Other comparisons with Thornbury

Thornbury vs Preston Thornbury vs Coburg Thornbury vs Ivanhoe Thornbury vs Brunswick East Thornbury vs Fairfield Thornbury vs Alphington
Full data on Northcote Full data on Thornbury
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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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