Sunshine North vs Avondale Heights

Sunshine North is the younger of the two, with a median age of 37 against 45 in Avondale Heights. In both, most households own their home and the large majority of homes are detached houses. In Avondale Heights, about half of households are couple families. Houses cost more in Avondale Heights: a median of $1.11 million, against $785,000 in Sunshine North, and rent is higher there too. Avondale Heights is closer to the city centre: 12.5 km, against 15.5 km. On these figures, Sunshine North tends to suit buyers on a tighter budget, while Avondale Heights suits older residents.

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

Avondale Heights

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (22 vs 8)
  • carries lower crime risk (48/100 vs 82/100)
  • But Sunshine North has more schools rated above their peers (3 vs 1)

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

First-home buyers

Sunshine North

ahead on 3 of the 4 things we measure here

  • has cheaper land ($500,000 vs $960,000)
  • has cheaper houses ($785,000 vs $1,113,500)
  • has cheaper units ($498,500 vs $693,500)

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

Renters

Sunshine North

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (31% vs 21%)
  • has cheaper rent ($341/wk vs $400/wk)

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

Commuting to the city

Avondale Heights

ahead on 2 of the 4 things we measure here

  • is more walkable (81/100 vs 62/100)
  • sits closer to the CBD (12.5 km vs 15.5 km)

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

Downsizers and retirees

Avondale Heights

ahead on 4 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • carries lower crime risk (48/100 vs 82/100)
  • has more residents already 65 and over (27% vs 16%)

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

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

Sunshine North Avondale Heights
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.

Sunshine North Avondale Heights
Walkability 62 / 81
Sunshine North — Walkability: 62/100 Avondale Heights — Walkability: 81/100
Safety 18 / 52
Sunshine North — Safety: 18/100 Avondale Heights — Safety: 52/100
Low fire risk 71 / 100
Sunshine North — Low fire risk: 71/100 Avondale Heights — Low fire risk: 100/100
Low flood risk 47 / 40
Sunshine North — Low flood risk: 47/100 Avondale Heights — Low flood risk: 40/100

Demographics

Avondale Heights skews older (45 vs 37); Avondale Heights rents higher ($400/wk vs $341/wk).

Sunshine North Avondale Heights
Population 12,047 12,388
+3% vs other
Population trend (2016 → 2021) +3.0% +6.5%
Median age 37 45
Median household income $72,748/yr $82,524/yr
+13% vs other
Median weekly rent $341/wk $400/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Sunshine North Avondale Heights
0-4 5.8% / 5.1%
Sunshine North — 0-4: 5.8% Avondale Heights — 0-4: 5.1%
5-14 10.9% / 10.9%
Sunshine North — 5-14: 10.9% Avondale Heights — 5-14: 10.9%
15-19 5.5% / 4.6%
Sunshine North — 15-19: 5.5% Avondale Heights — 15-19: 4.6%
20-24 7.2% / 4.8%
Sunshine North — 20-24: 7.2% Avondale Heights — 20-24: 4.8%
25-34 17.0% / 11.1%
Sunshine North — 25-34: 17.0% Avondale Heights — 25-34: 11.1%
35-44 12.8% / 13.4%
Sunshine North — 35-44: 12.8% Avondale Heights — 35-44: 13.4%
45-54 12.5% / 12.2%
Sunshine North — 45-54: 12.5% Avondale Heights — 45-54: 12.2%
55-64 12.0% / 11.1%
Sunshine North — 55-64: 12.0% Avondale Heights — 55-64: 11.1%
65-74 8.5% / 11.5%
Sunshine North — 65-74: 8.5% Avondale Heights — 65-74: 11.5%
75-84 5.1% / 10.3%
Sunshine North — 75-84: 5.1% Avondale Heights — 75-84: 10.3%
85+ 2.8% / 4.9%
Sunshine North — 85+: 2.8% Avondale Heights — 85+: 4.9%

Bars are drawn against the largest share shown (17.0%).

Who lives together

Household composition, 2021 Census.

Sunshine North 42.7% couple families
Sunshine North — Couple Families: 42.7% Sunshine North — Lone Person: 26.4% Sunshine North — One Parent Families: 21.9% Sunshine North — Group Household: 6.4% Sunshine North — Other Families: 2.5%
Avondale Heights 47.4% couple families
Avondale Heights — Couple Families: 47.4% Avondale Heights — Lone Person: 31.4% Avondale Heights — One Parent Families: 16.6% Avondale Heights — Group Household: 2.8% Avondale Heights — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Sunshine North 30.8% renting
Sunshine North — Owned Outright: 39.3% Sunshine North — Mortgage: 29.9% Sunshine North — Renting: 30.8%
Avondale Heights 20.7% renting
Avondale Heights — Owned Outright: 49.3% Avondale Heights — Mortgage: 30.1% Avondale Heights — Renting: 20.7%
Owned outright Mortgage Renting

Qualifications

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

Sunshine North Avondale Heights
Bachelor Degree 11.7% / 15.6%
Sunshine North — Bachelor Degree: 11.7% Avondale Heights — Bachelor Degree: 15.6%
Certificate III & IV 8.2% / 10.0%
Sunshine North — Certificate III & IV: 8.2% Avondale Heights — Certificate III & IV: 10.0%
Advanced Diploma / Diploma 5.9% / 6.8%
Sunshine North — Advanced Diploma / Diploma: 5.9% Avondale Heights — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 3.5% / 4.2%
Sunshine North — Postgraduate Degree: 3.5% Avondale Heights — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 1.0% / 1.8%
Sunshine North — Graduate Diploma / Certificate: 1.0% Avondale Heights — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (15.6%).

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.

Sunshine North Avondale Heights
Vietnam 27.7% / 5.7%
Sunshine North — Vietnam: 27.7% Avondale Heights — Vietnam: 5.7%
Italy 1.6% / 8.7%
Sunshine North — Italy: 1.6% Avondale Heights — Italy: 8.7%
India 2.7% / 1.6%
Sunshine North — India: 2.7% Avondale Heights — India: 1.6%
Philippines 1.9% / 1.3%
Sunshine North — Philippines: 1.9% Avondale Heights — Philippines: 1.3%
China 1.0% / 1.6%
Sunshine North — China: 1.0% Avondale Heights — China: 1.6%
Greece — / 2.3%
Sunshine North — Greece: not among its largest Avondale Heights — Greece: 2.3%
Myanmar 1.8% / —
Sunshine North — Myanmar: 1.8% Avondale Heights — Myanmar: not among its largest

Bars are drawn against the largest share shown (27.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Sunshine North 82.2% houses
Sunshine North — Houses: 82.2% Sunshine North — Townhouses: 12.9% Sunshine North — Flats / Apartments: 4.9%
Avondale Heights 76.8% houses
Avondale Heights — Houses: 76.8% Avondale Heights — Townhouses: 22.2% Avondale Heights — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Sunshine North Avondale Heights
Median house price $785,000 $1,113,500
Median unit price $498,500 $693,500
Median land price $500,000 $960,000
Typical days to sell (houses) 29 days
from 133 sales
 28 days
from 122 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.

Sunshine North Avondale Heights
2 bed $455K / $590K
Sunshine North — 2 bed: $455K (23 sales) Avondale Heights — 2 bed: $590K (7 sales)

23 vs 7 sales

3 bed $596K / $750K
Sunshine North — 3 bed: $596K (9 sales) Avondale Heights — 3 bed: $750K (11 sales)

9 vs 11 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.

Sunshine North Avondale Heights
2 bed $736K / $825K
Sunshine North — 2 bed: $736K (10 sales) Avondale Heights — 2 bed: $825K (11 sales)

10 vs 11 sales

3 bed $759K / $970K
Sunshine North — 3 bed: $759K (118 sales) Avondale Heights — 3 bed: $970K (126 sales)

118 vs 126 sales

4 bed $850K / $1.3M
Sunshine North — 4 bed: $850K (47 sales) Avondale Heights — 4 bed: $1.3M (66 sales)

47 vs 66 sales

5 bed $858K / $1.61M
Sunshine North — 5 bed: $858K (12 sales) Avondale Heights — 5 bed: $1.61M (14 sales)

12 vs 14 sales

Zoning mix

Sunshine North has more industrially zoned land (31% vs 0%).

Sunshine North Avondale Heights
Residential 49% 68%
Industrial 31% 0%
Parks and recreation 4% 26%
Infrastructure and transport 13% 6%
Commercial 3% 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

Sunshine North Avondale Heights
New dwellings approved 670
across Brimbank
 702
across Moonee Valley
Approvals change year on year +40% +82%

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.

Sunshine North Avondale Heights
Houses 4.0%
$580/wk on $760K
 3.8%
$750/wk on $1.03M
Units 4.7%
$510/wk on $560K
 4.5%
$570/wk on $660K

Ranking within VIC

Sunshine North Avondale Heights
House price Higher than 52% of VIC Higher than 69% of VIC
Income Higher than 38% of VIC Higher than 50% of VIC
Schools Higher than 84% of VIC —
Walkability Higher than 88% of VIC Higher than 94% of VIC
Affordability Higher than 33% of VIC Higher than 23% of VIC
EV adoption Higher than 73% of VIC Higher than 81% of VIC
NBN connectivity Higher than 89% of VIC Higher than 86% of VIC
Rental yield (houses) Higher than 67% of VIC Higher than 52% of VIC
Rental yield (units) Higher than 46% of VIC Higher than 32% of VIC

Liveability

Avondale Heights scores higher overall (70 vs 47); Avondale Heights is more walkable (81 vs 62).

Sunshine North Avondale Heights
Grade C A
Score 47/100 70/100
Socio-economic band below-average income
decile 2/10
 advantaged area
decile 7/10

Risk profile

Sunshine North carries more bushfire risk (29 vs 0); Sunshine North carries more crime risk (82 vs 48).

Sunshine North Avondale Heights
Bushfire Low
29/100
 None
0/100
Crime High
82/100
 Moderate
48/100
Flood Moderate
53/100
 Moderate
60/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
same for both
Industrial facilities nearby 10
within 5 km
 13
within 5 km

Schools

Sunshine North Avondale Heights
Inside the suburb 6 2
Rated above peers 3 1
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 1
Victoria University Footscray Park, 6.6 km
 2
Victoria University Footscray Park, 5.1 km
Full-time students aged 15–24 2.9% 2.3%

Schools in Sunshine North

  • Albion North Primary School Government · Primary above peers
  • St Bernadette's School Catholic · Primary above peers
  • Sunshine Christian School Independent · Primary above peers
  • Sunshine North Primary School Government · Primary below peers
  • Sunshine College-North Sunshine Campus Government · Secondary
  • Furlong Park School For Deaf Children Government · Combined · Special school

Schools in Avondale Heights

  • St Martin de Porres School Catholic · Primary above peers
  • Avondale Primary School Government · Primary at peers

Amenities in the suburb

Sunshine North Avondale Heights
Supermarkets 0 1
Cafes & restaurants 1 9
Parks & reserves 8 22
Childcare 9 7
GPs 0 3
Pharmacies 1
same for both
Police stations 0 1
Banks & Bank@Post 1
same for both
Fuel stations 3 0
Waterways 5 2

Mobility

Sunshine North sits further from the CBD (15.5 km vs 12.5 km).

Sunshine North Avondale Heights
Walkability score 62/100 81/100
Distance to Melbourne 15.5 km
+19% vs other
 12.5 km
Drive time (normal traffic) 29 min 27 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 161.8
7-9am + 5-7pm
 159.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 3020
 1.1%
postcode 3034
Rooftop solar per 100 dwellings 28
postcode 3020
 21
postcode 3034

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.

Sunshine North Avondale Heights
Car (driver) 66.7% / 59.0%
Sunshine North — Car (driver): 66.7% Avondale Heights — Car (driver): 59.0%
Worked from Home 18.2% / 31.5%
Sunshine North — Worked from Home: 18.2% Avondale Heights — Worked from Home: 31.5%
Car (passenger) 6.7% / 4.4%
Sunshine North — Car (passenger): 6.7% Avondale Heights — Car (passenger): 4.4%
Train 4.8% / 2.3%
Sunshine North — Train: 4.8% Avondale Heights — Train: 2.3%
Bus 1.8% / 1.1%
Sunshine North — Bus: 1.8% Avondale Heights — Bus: 1.1%

Bars are drawn against the largest share shown (66.7%).

Setting

Sunshine North Avondale Heights
Elevation 54 m
above sea level, at the suburb centre
 48 m
above sea level, at the suburb centre
Distance to the ocean 10.5 km 9.8 km

NBN connectivity

Sunshine North Avondale Heights
Connectivity score 79/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 21%
5,983 premises
 7%
5,302 premises

Climate

Sunshine North Avondale Heights
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)

Sunshine North Avondale Heights
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Sunshine North Avondale Heights
Average residential rate $1,847/yr $2,027/yr
Council Brimbank Moonee Valley

Federal electorate

Sunshine North Avondale Heights
Division Fraser Maribyrnong
Member Daniel Mulino Jo Briskey
Party Australian Labor Party
same for both

First Home Owner Grant

Sunshine North Avondale Heights
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Sunshine North

Middle-Ring Multicultural

Avondale Heights

Middle-Ring Multicultural Parks Retirees Townhouses

More comparisons

Other comparisons with Sunshine North

Sunshine North vs St Albans Sunshine North vs Keilor East Sunshine North vs Braybrook Sunshine North vs Sunshine Sunshine North vs Albion Sunshine North vs Kealba

Other comparisons with Avondale Heights

Avondale Heights vs Keilor East Avondale Heights vs Maribyrnong Avondale Heights vs Braybrook Avondale Heights vs Maidstone Avondale Heights vs Essendon West
Full data on Sunshine North Full data on Avondale Heights
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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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