Tarwin Lower vs Fish Creek

In both, the large majority of households own their home and the large majority of homes are detached houses. In Tarwin Lower, about half of households are people living alone. Houses cost more in Fish Creek: a median of $653,000, against $422,000 in Tarwin Lower, and rent is higher there too. On these figures, Tarwin Lower tends to suit people living alone and 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

Tarwin Lower

ahead on the one thing that separates them

  • has more parks and reserves (10 vs 2)

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

First-home buyers

Tarwin Lower

ahead on the one thing that separates them

  • has cheaper houses ($421,500 vs $652,750)

Weighs house prices, land prices, and mortgage stress.

Renters

Tarwin Lower

ahead on the one thing that separates them

  • has cheaper rent ($210/wk vs $235/wk)

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

Commuting to the city

Fish Creek

ahead on the one thing that separates them

  • sits closer to the CBD (173.6 km vs 175.9 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

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

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

Investors

Tarwin Lower

ahead on the one thing that separates them

  • is growing faster (29.1% vs 3.7%)

Weighs population growth.

Where they sit

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

Tarwin Lower Fish Creek
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.

Tarwin Lower Fish Creek
Walkability 0 / 0
Tarwin Lower — Walkability: 0/100 Fish Creek — Walkability: 0/100
Safety 38 / 45
Tarwin Lower — Safety: 38/100 Fish Creek — Safety: 45/100
Low fire risk 88 / 100
Tarwin Lower — Low fire risk: 88/100 Fish Creek — Low fire risk: 100/100
Low flood risk 27 / 77
Tarwin Lower — Low flood risk: 27/100 Fish Creek — Low flood risk: 77/100

Demographics

Fish Creek has more residents (858 vs 462); Fish Creek rents higher ($235/wk vs $210/wk).

Tarwin Lower Fish Creek
Population 462 858
+86% vs other
Population trend (2016 → 2021) +29.1% +3.7%
Median age 53 51
Median household income $65,624/yr $66,612/yr
+2% vs other
Median weekly rent $210/wk $235/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Tarwin Lower Fish Creek
0-4 3.0% / 2.9%
Tarwin Lower — 0-4: 3.0% Fish Creek — 0-4: 2.9%
5-14 11.0% / 13.9%
Tarwin Lower — 5-14: 11.0% Fish Creek — 5-14: 13.9%
15-19 3.2% / 5.5%
Tarwin Lower — 15-19: 3.2% Fish Creek — 15-19: 5.5%
20-24 4.1% / 4.4%
Tarwin Lower — 20-24: 4.1% Fish Creek — 20-24: 4.4%
25-34 6.3% / 5.6%
Tarwin Lower — 25-34: 6.3% Fish Creek — 25-34: 5.6%
35-44 12.3% / 10.8%
Tarwin Lower — 35-44: 12.3% Fish Creek — 35-44: 10.8%
45-54 11.9% / 13.2%
Tarwin Lower — 45-54: 11.9% Fish Creek — 45-54: 13.2%
55-64 19.9% / 15.3%
Tarwin Lower — 55-64: 19.9% Fish Creek — 55-64: 15.3%
65-74 21.0% / 17.6%
Tarwin Lower — 65-74: 21.0% Fish Creek — 65-74: 17.6%
75-84 6.5% / 9.7%
Tarwin Lower — 75-84: 6.5% Fish Creek — 75-84: 9.7%
85+ 1.9% / 1.5%
Tarwin Lower — 85+: 1.9% Fish Creek — 85+: 1.5%

Bars are drawn against the largest share shown (21.0%).

Who lives together

Household composition, 2021 Census.

Tarwin Lower 49.0% lone person
Tarwin Lower — Lone Person: 49.0% Tarwin Lower — Couple Families: 40.2% Tarwin Lower — One Parent Families: 7.8% Tarwin Lower — Group Household: 2.9% Tarwin Lower — Other Families: 0.0%
Fish Creek 40.9% lone person
Fish Creek — Lone Person: 40.9% Fish Creek — Couple Families: 41.9% Fish Creek — One Parent Families: 12.1% Fish Creek — Group Household: 3.3% Fish Creek — Other Families: 1.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Tarwin Lower 11.1% renting
Tarwin Lower — Owned Outright: 54.5% Tarwin Lower — Mortgage: 34.4% Tarwin Lower — Renting: 11.1%
Fish Creek 12.2% renting
Fish Creek — Owned Outright: 60.5% Fish Creek — Mortgage: 27.3% Fish Creek — Renting: 12.2%
Owned outright Mortgage Renting

Qualifications

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

Tarwin Lower Fish Creek
Certificate III & IV 17.3% / 15.5%
Tarwin Lower — Certificate III & IV: 17.3% Fish Creek — Certificate III & IV: 15.5%
Bachelor Degree 12.3% / 11.0%
Tarwin Lower — Bachelor Degree: 12.3% Fish Creek — Bachelor Degree: 11.0%
Advanced Diploma / Diploma 9.5% / 8.2%
Tarwin Lower — Advanced Diploma / Diploma: 9.5% Fish Creek — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 4.5% / 5.2%
Tarwin Lower — Postgraduate Degree: 4.5% Fish Creek — Postgraduate Degree: 5.2%
Graduate Diploma / Certificate 2.8% / 2.9%
Tarwin Lower — Graduate Diploma / Certificate: 2.8% Fish Creek — Graduate Diploma / Certificate: 2.9%

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.

Tarwin Lower Fish Creek
England 4.5% / 3.0%
Tarwin Lower — England: 4.5% Fish Creek — England: 3.0%
New Zealand 2.2% / 1.2%
Tarwin Lower — New Zealand: 2.2% Fish Creek — New Zealand: 1.2%
Netherlands 1.5% / 0.7%
Tarwin Lower — Netherlands: 1.5% Fish Creek — Netherlands: 0.7%
Scotland — / 1.2%
Tarwin Lower — Scotland: not among its largest Fish Creek — Scotland: 1.2%
Germany 0.6% / 0.5%
Tarwin Lower — Germany: 0.6% Fish Creek — Germany: 0.5%
Italy — / 0.8%
Tarwin Lower — Italy: not among its largest Fish Creek — Italy: 0.8%
South Africa — / 0.7%
Tarwin Lower — South Africa: not among its largest Fish Creek — South Africa: 0.7%
Fiji 0.6% / —
Tarwin Lower — Fiji: 0.6% Fish Creek — Fiji: not among its largest

Bars are drawn against the largest share shown (4.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Tarwin Lower 97.4% houses
Tarwin Lower — Houses: 97.4% Tarwin Lower — Townhouses: 2.6%
Fish Creek 100.3% houses
Fish Creek — Houses: 100.3% Fish Creek — Townhouses: 0.0%
Houses Townhouses

Property market

Tarwin Lower Fish Creek
Median house price $421,500 $652,750
Median unit price —
same for both
Median land price $1,075,000
same for both

Zoning mix

Fish Creek has more rural and farming land (96% vs 82%).

Tarwin Lower Fish Creek
Rural and farming 82% 96%
Parks and recreation 10% 3%
Infrastructure and transport 1%
same for both
Planning zones cover 92% of Tarwin Lower and 100% of Fish Creek. The rest is unzoned land such as water or road reserve.
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

Tarwin Lower Fish Creek
New dwellings approved 170
across South Gippsland
same for both
Approvals change year on year +21%
same for both

Ranking within VIC

Tarwin Lower Fish Creek
House price —
same for both
Income — Higher than 27% of VIC
Schools —
same for both
Walkability Higher than 49% of VIC Higher than 17% of VIC
Affordability —
same for both
EV adoption Higher than 63% of VIC Higher than 73% of VIC
NBN connectivity Higher than 18% of VIC Higher than 40% of VIC

Liveability

Tarwin Lower Fish Creek
Grade — B
Score — 52/100
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Tarwin Lower carries more bushfire risk (12 vs 0); Tarwin Lower carries more flood risk (73 vs 23).

Tarwin Lower Fish Creek
Bushfire Low
12/100
 None
0/100
Crime Moderate
62/100
 Moderate
55/100
Flood High
73/100
 Low
23/100
Coastal erosion High
92/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Tarwin Lower Fish Creek
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both

Schools in Tarwin Lower

  • Tarwin Lower Primary School Government · Primary at peers

Schools in Fish Creek

  • Fish Creek and District Primary School Government · Primary at peers

Amenities in the suburb

Tarwin Lower Fish Creek
Supermarkets 1 0
Cafes & restaurants 1 2
Parks & reserves 10 2
Childcare 0 1
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
Beaches 1 0
Waterways 4
same for both

Mobility

Tarwin Lower sits further from the CBD (175.9 km vs 173.6 km).

Tarwin Lower Fish Creek
Walkability score 0/100
same for both
Distance to Melbourne 175.9 km
+1% vs other
 173.6 km
Drive time (normal traffic) 138 min 137 min
Electric vehicle share 0.6%
postcode 3956
 0.9%
postcode 3959
Rooftop solar per 100 dwellings 36
postcode 3956
 42
postcode 3959

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.

Tarwin Lower Fish Creek
Car (driver) 61.3% / 57.4%
Tarwin Lower — Car (driver): 61.3% Fish Creek — Car (driver): 57.4%
Worked from Home 31.2% / 33.2%
Tarwin Lower — Worked from Home: 31.2% Fish Creek — Worked from Home: 33.2%
Walked Only 7.5% / 6.6%
Tarwin Lower — Walked Only: 7.5% Fish Creek — Walked Only: 6.6%
Car (passenger) — / 1.5%
Tarwin Lower — Car (passenger): not among its largest Fish Creek — Car (passenger): 1.5%
Train — / 1.2%
Tarwin Lower — Train: not among its largest Fish Creek — Train: 1.2%

Bars are drawn against the largest share shown (61.3%).

Setting

Tarwin Lower Fish Creek
Elevation 37 m
above sea level, at the suburb centre
 77 m
above sea level, at the suburb centre
Distance to the ocean 3.6 km 9.3 km

NBN connectivity

Tarwin Lower Fish Creek
Connectivity score 20/100 29/100
Most common technology Satellite (Sky Muster) Fixed wireless
Full-fibre (FTTP) share 0%
121 premises
 0%
492 premises

Climate

Tarwin Lower Fish Creek
Annual rainfall 906 mm
same for both
Summer max (Jan) 24.6°C
same for both
Winter min (Jul) 6.9°C
same for both

Council rates

Tarwin Lower Fish Creek
Average residential rate $2,282/yr
same for both
Council South Gippsland
same for both

Federal electorate

Tarwin Lower Fish Creek
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Tarwin Lower Fish Creek
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Tarwin Lower

Retirees Rural

Fish Creek

Retirees Rural

More comparisons

Other comparisons with Tarwin Lower

Tarwin Lower vs Venus Bay Tarwin Lower vs Buffalo Tarwin Lower vs Walkerville Tarwin Lower vs Pound Creek Tarwin Lower vs Middle Tarwin

Other comparisons with Fish Creek

Fish Creek vs Foster Fish Creek vs Sandy Point Fish Creek vs Buffalo Fish Creek vs Yanakie Fish Creek vs Walkerville
Full data on Tarwin Lower Full data on Fish Creek
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