Pascoe Vale vs Glenroy

In both, most households own their home. In Glenroy, most homes are detached houses. Houses cost more in Pascoe Vale: a median of $1.15 million, against $855,000 in Glenroy, and rent is higher there too. Pascoe Vale is closer to the city centre: 11.1 km, against 14.6 km. On these figures, Glenroy tends to suit buyers on a tighter budget.

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

Glenroy

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (9 vs 5)
  • has more parks and reserves (25 vs 16)
  • has more childcare (18 vs 14)
  • But Pascoe Vale has more schools rated above their peers (3 vs 2)

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

First-home buyers

Glenroy

ahead on the one thing that separates them

  • has cheaper houses ($855,000 vs $1,150,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Glenroy

ahead on the one thing that separates them

  • has cheaper rent ($369/wk vs $400/wk)

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

  • Pascoe Vale sits closer to the CBD (11.1 km vs 14.6 km)
  • Glenroy gets more of its commuters onto trains and trams (11% vs 6%)

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

Downsizers and retirees

Pascoe Vale

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (61/100 vs 77/100)
  • has more units and townhouses to downsize into (52% vs 42%)
  • But Glenroy has more GPs (9 vs 5)

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

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

Pascoe Vale Glenroy
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.

Pascoe Vale Glenroy
Walkability 96 / 89
Pascoe Vale — Walkability: 96/100 Glenroy — Walkability: 89/100
Safety 39 / 23
Pascoe Vale — Safety: 39/100 Glenroy — Safety: 23/100
Low fire risk 100 / 100
Pascoe Vale — Low fire risk: 100/100 Glenroy — Low fire risk: 100/100
Low flood risk 54 / 48
Pascoe Vale — Low flood risk: 54/100 Glenroy — Low flood risk: 48/100

Demographics

Glenroy has more residents (23,792 vs 18,171); Pascoe Vale has higher household incomes ($105,300 vs $86,060).

Pascoe Vale Glenroy
Population 18,171 23,792
+31% vs other
Population trend (2016 → 2021) +6.6% +7.0%
Median age 36 34
Median household income $105,300/yr
+18% vs other
 $86,060/yr
Median weekly rent $400/wk
+8% vs other
 $369/wk

Age profile

Share of residents in each band, 2021 Census.

Pascoe Vale Glenroy
0-4 6.3% / 7.3%
Pascoe Vale — 0-4: 6.3% Glenroy — 0-4: 7.3%
5-14 11.3% / 10.1%
Pascoe Vale — 5-14: 11.3% Glenroy — 5-14: 10.1%
15-19 4.6% / 4.1%
Pascoe Vale — 15-19: 4.6% Glenroy — 15-19: 4.1%
20-24 5.7% / 7.9%
Pascoe Vale — 20-24: 5.7% Glenroy — 20-24: 7.9%
25-34 19.2% / 22.0%
Pascoe Vale — 25-34: 19.2% Glenroy — 25-34: 22.0%
35-44 17.2% / 15.5%
Pascoe Vale — 35-44: 17.2% Glenroy — 35-44: 15.5%
45-54 12.7% / 10.2%
Pascoe Vale — 45-54: 12.7% Glenroy — 45-54: 10.2%
55-64 9.3% / 8.7%
Pascoe Vale — 55-64: 9.3% Glenroy — 55-64: 8.7%
65-74 6.0% / 5.8%
Pascoe Vale — 65-74: 6.0% Glenroy — 65-74: 5.8%
75-84 4.2% / 4.8%
Pascoe Vale — 75-84: 4.2% Glenroy — 75-84: 4.8%
85+ 3.6% / 3.5%
Pascoe Vale — 85+: 3.6% Glenroy — 85+: 3.5%

Bars are drawn against the largest share shown (22.0%).

Who lives together

Household composition, 2021 Census.

Pascoe Vale 41.5% couple families
Pascoe Vale — Couple Families: 41.5% Pascoe Vale — Lone Person: 37.1% Pascoe Vale — One Parent Families: 13.3% Pascoe Vale — Group Household: 6.1% Pascoe Vale — Other Families: 1.9%
Glenroy 39.3% couple families
Glenroy — Couple Families: 39.3% Glenroy — Lone Person: 35.9% Glenroy — One Parent Families: 15.4% Glenroy — Group Household: 6.6% Glenroy — Other Families: 2.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Pascoe Vale 35.7% renting
Pascoe Vale — Owned Outright: 29.1% Pascoe Vale — Mortgage: 35.2% Pascoe Vale — Renting: 35.7%
Glenroy 38.6% renting
Glenroy — Owned Outright: 28.0% Glenroy — Mortgage: 33.4% Glenroy — Renting: 38.6%
Owned outright Mortgage Renting

Qualifications

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

Pascoe Vale Glenroy
Bachelor Degree 19.6% / 15.3%
Pascoe Vale — Bachelor Degree: 19.6% Glenroy — Bachelor Degree: 15.3%
Certificate III & IV 9.9% / 9.2%
Pascoe Vale — Certificate III & IV: 9.9% Glenroy — Certificate III & IV: 9.2%
Advanced Diploma / Diploma 8.2% / 7.9%
Pascoe Vale — Advanced Diploma / Diploma: 8.2% Glenroy — Advanced Diploma / Diploma: 7.9%
Postgraduate Degree 7.6% / 7.5%
Pascoe Vale — Postgraduate Degree: 7.6% Glenroy — Postgraduate Degree: 7.5%
Graduate Diploma / Certificate 2.9% / 2.0%
Pascoe Vale — Graduate Diploma / Certificate: 2.9% Glenroy — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (19.6%).

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.

Pascoe Vale Glenroy
Nepal 1.2% / 7.6%
Pascoe Vale — Nepal: 1.2% Glenroy — Nepal: 7.6%
India 2.9% / 5.2%
Pascoe Vale — India: 2.9% Glenroy — India: 5.2%
Italy 3.9% / 3.1%
Pascoe Vale — Italy: 3.9% Glenroy — Italy: 3.1%
Lebanon 1.1% / 2.3%
Pascoe Vale — Lebanon: 1.1% Glenroy — Lebanon: 2.3%
Pakistan — / 3.0%
Pascoe Vale — Pakistan: not among its largest Glenroy — Pakistan: 3.0%
New Zealand 1.5% / 1.1%
Pascoe Vale — New Zealand: 1.5% Glenroy — New Zealand: 1.1%
England 1.8% / —
Pascoe Vale — England: 1.8% Glenroy — England: not among its largest
Greece 1.3% / —
Pascoe Vale — Greece: 1.3% Glenroy — Greece: not among its largest

Bars are drawn against the largest share shown (7.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Pascoe Vale 47.9% houses
Pascoe Vale — Houses: 47.9% Pascoe Vale — Townhouses: 48.8% Pascoe Vale — Flats / Apartments: 3.3%
Glenroy 58.4% houses
Glenroy — Houses: 58.4% Glenroy — Townhouses: 33.0% Glenroy — Flats / Apartments: 8.5%
Houses Townhouses Flats / Apartments

Property market

Pascoe Vale Glenroy
Median house price $1,150,000 $855,000
Median unit price $620,000 $595,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 146 sales
 28 days
from 253 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.

Pascoe Vale Glenroy
1 bed $409K / $251K
Pascoe Vale — 1 bed: $409K (8 sales) Glenroy — 1 bed: $251K (8 sales)

8 vs 8 sales

2 bed $610K / $540K
Pascoe Vale — 2 bed: $610K (107 sales) Glenroy — 2 bed: $540K (96 sales)

107 vs 96 sales

3 bed $775K / $660K
Pascoe Vale — 3 bed: $775K (27 sales) Glenroy — 3 bed: $660K (64 sales)

27 vs 64 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.

Pascoe Vale Glenroy
2 bed $790K / $670K
Pascoe Vale — 2 bed: $790K (41 sales) Glenroy — 2 bed: $670K (57 sales)

41 vs 57 sales

3 bed $1.08M / $845K
Pascoe Vale — 3 bed: $1.08M (141 sales) Glenroy — 3 bed: $845K (239 sales)

141 vs 239 sales

4 bed $1.37M / $964K
Pascoe Vale — 4 bed: $1.37M (77 sales) Glenroy — 4 bed: $964K (82 sales)

77 vs 82 sales

5 bed $1.6M / $1.12M
Pascoe Vale — 5 bed: $1.6M (11 sales) Glenroy — 5 bed: $1.12M (16 sales)

11 vs 16 sales

Zoning mix

Pascoe Vale Glenroy
Residential 82% 62%
Infrastructure and transport 6% 23%
Parks and recreation 7%
same for both
Other and special use 0% 6%
Industrial 3% 0%
Commercial 1% 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

Pascoe Vale Glenroy
New dwellings approved 1,387
across Merri-bek
same for both
Approvals change year on year +68%
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.

Pascoe Vale Glenroy
Houses 3.8%
$680/wk on $920K
 4.1%
$610/wk on $770K
Units 4.6%
$550/wk on $626K
 4.6%
$528/wk on $602K

Ranking within VIC

Pascoe Vale Glenroy
House price Higher than 79% of VIC Higher than 58% of VIC
Income Higher than 77% of VIC Higher than 56% of VIC
Schools Higher than 89% of VIC Higher than 52% of VIC
Walkability Higher than 99% of VIC Higher than 96% of VIC
Affordability Higher than 27% of VIC Higher than 44% of VIC
EV adoption Higher than 81% of VIC Higher than 69% of VIC
NBN connectivity Higher than 94% of VIC
same for both
Rental yield (houses) Higher than 58% of VIC Higher than 75% of VIC
Rental yield (units) Higher than 37% of VIC Higher than 36% of VIC

Liveability

Pascoe Vale scores higher overall (81 vs 57).

Pascoe Vale Glenroy
Grade A B
Score 81/100 57/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Glenroy carries more crime risk (77 vs 61).

Pascoe Vale Glenroy
Bushfire None
0/100
same for both
Crime Moderate
61/100
 High
77/100
Flood Moderate
46/100
 Moderate
52/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 16
within 5 km

Schools

Pascoe Vale Glenroy
Inside the suburb 5 9
Rated above peers 3 2
Rated at peers 1
same for both
Rated below peers 1 3
Universities within 10 km 3
The University of Melbourne, 7.0 km
 1
The University of Melbourne, 9.6 km
Full-time students aged 15–24 2.3% 2.7%

Schools in Pascoe Vale

  • Pascoe Vale Girls Secondary College Government · Secondary above peers
  • Pascoe Vale Primary School Government · Primary above peers
  • Westbreen Primary School Government · Primary above peers
  • St Oliver Plunkett's School Catholic · Primary at peers
  • Pascoe Vale North Primary School Government · Primary below peers

Schools in Glenroy

  • Glenroy Central Primary School Government · Primary above peers
  • Glenroy West Primary School Government · Primary above peers
  • Corpus Christi School Catholic · Primary at peers
  • Belle Vue Park Primary School Government · Primary below peers
  • Glenroy College Government · Secondary below peers
  • Glenroy Private Independent · Combined below peers

Amenities in the suburb

Pascoe Vale Glenroy
Supermarkets 4 2
Cafes & restaurants 26 3
Parks & reserves 16 25
Childcare 14 18
GPs 5 9
Pharmacies 5 4
Hospitals 1 0
Banks & Bank@Post 1
same for both
Fuel stations 2
same for both
Waterways 6 18

Mobility

Glenroy sits further from the CBD (14.6 km vs 11.1 km).

Pascoe Vale Glenroy
Walkability score 96/100 89/100
Distance to Melbourne 11.1 km 14.6 km
+32% vs other
Drive time (normal traffic) 21 min 24 min
Public transport score 93/100
Rail · Bus
 94/100
Rail · Bus
Peak arrivals per hour 229.0
7-9am + 5-7pm
 230.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 3044
 0.8%
postcode 3046
Rooftop solar per 100 dwellings 18
postcode 3044
 18
postcode 3046

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.

Pascoe Vale Glenroy
Car (driver) 49.7% / 53.3%
Pascoe Vale — Car (driver): 49.7% Glenroy — Car (driver): 53.3%
Worked from Home 38.7% / 28.7%
Pascoe Vale — Worked from Home: 38.7% Glenroy — Worked from Home: 28.7%
Train 5.9% / 11.2%
Pascoe Vale — Train: 5.9% Glenroy — Train: 11.2%
Car (passenger) 3.0% / 3.7%
Pascoe Vale — Car (passenger): 3.0% Glenroy — Car (passenger): 3.7%
Walked Only 0.8% / 1.5%
Pascoe Vale — Walked Only: 0.8% Glenroy — Walked Only: 1.5%

Bars are drawn against the largest share shown (53.3%).

Setting

Pascoe Vale Glenroy
Elevation 81 m
above sea level, at the suburb centre
 100 m
above sea level, at the suburb centre
Distance to the ocean 12.8 km 15.3 km

NBN connectivity

Pascoe Vale Glenroy
Connectivity score 88/100
same for both
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 42%
9,287 premises
 44%
11,617 premises

Climate

Pascoe Vale Glenroy
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)

Pascoe Vale Glenroy
PM2.5 7.9 µg/m³ 3.9 µg/m³
PM10 —
same for both
NO₂ —
same for both

Council rates

Pascoe Vale Glenroy
Average residential rate $1,914/yr
same for both
Council Merri-bek
same for both

Federal electorate

Pascoe Vale Glenroy
Division Wills
same for both
Member Peter Khalil
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Pascoe Vale Glenroy
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Pascoe Vale

Easy Commute Gentrifying Middle-Ring Parks Professionals River Townhouses Transport Hub Urban

Glenroy

Easy Commute Middle-Ring Multicultural Parks Townhouses Transport Hub

More comparisons

Other comparisons with Pascoe Vale

Pascoe Vale vs Coburg Pascoe Vale vs Pascoe Vale South Pascoe Vale vs Strathmore Pascoe Vale vs Coburg North Pascoe Vale vs Oak Park Pascoe Vale vs Hadfield

Other comparisons with Glenroy

Glenroy vs Fawkner Glenroy vs Broadmeadows Glenroy vs Gladstone Park Glenroy vs Oak Park Glenroy vs Hadfield Glenroy vs Gowanbrae
Full data on Pascoe Vale Full data on Glenroy
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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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