Tawonga South vs Hotham Heights

Hotham Heights is the younger of the two, with a median age of 30 against 50 in Tawonga South. In Tawonga South, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are people living alone. In Hotham Heights, about half of households rent, the large majority of homes are flats or apartments, and most households are people living alone. On these figures, Tawonga South tends to suit older residents, while Hotham Heights suits renters, young adults, and 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

Tawonga South

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (96% vs 0%)
  • is already more of a family suburb (45% vs 20%)
  • But Hotham Heights carries lower crime risk (11/100 vs 27/100)

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

First-home buyers

Hotham Heights

ahead on the one thing that separates them

  • leaves households under less mortgage stress (9% vs 22%)

Weighs mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Tawonga South has cheaper rent ($285/wk vs $470/wk)
  • Hotham Heights has a bigger rental market to choose from (48% vs 14%)

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

Commuting to the city

Tawonga South

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (259 min vs 292 min)
  • sits closer to the CBD (362.2 km vs 381.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Hotham Heights

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (100% vs 4%)
  • carries lower crime risk (11/100 vs 27/100)
  • But Tawonga South has more residents already 65 and over (30% vs 7%)

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

Investors

Tawonga South

ahead on the one thing that separates them

  • is growing faster (17.4% vs -34.7%)

Weighs population growth.

Where they sit

Tawonga South and Hotham 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.

Tawonga South Hotham 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.

Tawonga South Hotham Heights
Walkability 4 / 0
Tawonga South — Walkability: 4/100 Hotham Heights — Walkability: 0/100
Safety 73 / 89
Tawonga South — Safety: 73/100 Hotham Heights — Safety: 89/100
Low fire risk 1 / 6
Tawonga South — Low fire risk: 1/100 Hotham Heights — Low fire risk: 6/100
Low flood risk 100 / 100
Tawonga South — Low flood risk: 100/100 Hotham Heights — Low flood risk: 100/100

Demographics

Tawonga South has more residents (1,012 vs 128); Tawonga South skews older (50 vs 30).

Tawonga South Hotham Heights
Population 1,012
+87% vs other
 128
Population trend (2016 → 2021) +17.4% -34.7%
Median age 50 30
Median household income $72,384/yr $109,564/yr
+51% vs other
Median weekly rent $285/wk $470/wk
+65% vs other

Age profile

Share of residents in each band, 2021 Census.

Tawonga South Hotham Heights
0-4 4.2% / 2.3%
Tawonga South — 0-4: 4.2% Hotham Heights — 0-4: 2.3%
5-14 11.0% / 8.6%
Tawonga South — 5-14: 11.0% Hotham Heights — 5-14: 8.6%
15-19 5.5% / 2.3%
Tawonga South — 15-19: 5.5% Hotham Heights — 15-19: 2.3%
20-24 1.7% / 24.2%
Tawonga South — 20-24: 1.7% Hotham Heights — 20-24: 24.2%
25-34 8.0% / 32.0%
Tawonga South — 25-34: 8.0% Hotham Heights — 25-34: 32.0%
35-44 12.3% / 12.5%
Tawonga South — 35-44: 12.3% Hotham Heights — 35-44: 12.5%
45-54 13.6% / 16.4%
Tawonga South — 45-54: 13.6% Hotham Heights — 45-54: 16.4%
55-64 15.1% / 7.8%
Tawonga South — 55-64: 15.1% Hotham Heights — 55-64: 7.8%
65-74 17.6% / 4.7%
Tawonga South — 65-74: 17.6% Hotham Heights — 65-74: 4.7%
75-84 9.2% / —
Tawonga South — 75-84: 9.2% Hotham Heights — 75-84: not among its largest
85+ 2.9% / 2.3%
Tawonga South — 85+: 2.9% Hotham Heights — 85+: 2.3%

Bars are drawn against the largest share shown (32.0%).

Who lives together

Household composition, 2021 Census.

Tawonga South 51.2% lone person
Tawonga South — Lone Person: 51.2% Tawonga South — Couple Families: 36.8% Tawonga South — Group Household: 3.6% Tawonga South — One Parent Families: 8.4%
Hotham Heights 65.0% lone person
Hotham Heights — Lone Person: 65.0% Hotham Heights — Couple Families: 20.0% Hotham Heights — Group Household: 15.0% Hotham Heights — One Parent Families: 0.0%
Lone Person Couple Families Group Household One Parent Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Tawonga South 14.0% renting
Tawonga South — Owned Outright: 51.5% Tawonga South — Mortgage: 34.5% Tawonga South — Renting: 14.0%
Hotham Heights 48.5% renting
Hotham Heights — Owned Outright: 30.3% Hotham Heights — Mortgage: 21.2% Hotham Heights — Renting: 48.5%
Owned outright Mortgage Renting

Qualifications

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

Tawonga South Hotham Heights
Certificate III & IV 15.9% / 24.2%
Tawonga South — Certificate III & IV: 15.9% Hotham Heights — Certificate III & IV: 24.2%
Bachelor Degree 17.0% / 14.8%
Tawonga South — Bachelor Degree: 17.0% Hotham Heights — Bachelor Degree: 14.8%
Advanced Diploma / Diploma 10.3% / 6.2%
Tawonga South — Advanced Diploma / Diploma: 10.3% Hotham Heights — Advanced Diploma / Diploma: 6.2%
Postgraduate Degree 5.3% / 3.9%
Tawonga South — Postgraduate Degree: 5.3% Hotham Heights — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 3.6% / 2.3%
Tawonga South — Graduate Diploma / Certificate: 3.6% Hotham Heights — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (24.2%).

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.

Tawonga South Hotham Heights
England 4.2% / 3.9%
Tawonga South — England: 4.2% Hotham Heights — England: 3.9%
Taiwan — / 2.3%
Tawonga South — Taiwan: not among its largest Hotham Heights — Taiwan: 2.3%
Germany 1.6% / —
Tawonga South — Germany: 1.6% Hotham Heights — Germany: not among its largest
New Zealand 1.5% / —
Tawonga South — New Zealand: 1.5% Hotham Heights — New Zealand: not among its largest
Netherlands 1.1% / —
Tawonga South — Netherlands: 1.1% Hotham Heights — Netherlands: not among its largest
India 1.0% / —
Tawonga South — India: 1.0% Hotham Heights — India: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Tawonga South 2.9% flats / apartments
Tawonga South — Flats / Apartments: 2.9% Tawonga South — Houses: 96.1% Tawonga South — Townhouses: 1.0%
Hotham Heights 100.0% flats / apartments
Hotham Heights — Flats / Apartments: 100.0% Hotham Heights — Houses: 0.0% Hotham Heights — Townhouses: 0.0%
Flats / Apartments Houses Townhouses

Property market

Tawonga South Hotham Heights
Median house price $690,000 —
Median unit price —
same for both
Median land price $292,000 —
Typical days to sell (houses) 104 days
from 12 sales
 —

Zoning mix

Tawonga South Hotham Heights
Parks and recreation 87% 95%
Rural and farming 6% 0%
Residential 6% 0%
Environmental 0% 3%
Other and special use 0% 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

Tawonga South Hotham Heights
New dwellings approved 32
across Alpine
same for both
Approvals change year on year -42%
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.

Tawonga South Hotham Heights
Houses 3.1%
$490/wk on $815K
 —
Units —
same for both

Ranking within VIC

Tawonga South Hotham Heights
House price Higher than 23% of VIC —
Income Higher than 38% of VIC Higher than 82% of VIC
Schools —
same for both
Walkability Higher than 66% of VIC Higher than 62% of VIC
Affordability Higher than 68% of VIC —
EV adoption Higher than 88% of VIC Higher than 79% of VIC
NBN connectivity Higher than 79% of VIC Higher than 47% of VIC
Rental yield (houses) Higher than 18% of VIC —

Liveability

Tawonga South Hotham Heights
Grade C —
Score 42/100 —
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Tawonga South carries more crime risk (27 vs 11).

Tawonga South Hotham Heights
Bushfire High
99/100
 High
94/100
Crime Low
27/100
 Low
11/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Tawonga South Hotham Heights
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Tawonga South Hotham Heights
Supermarkets 0 1
Cafes & restaurants 1 6
Parks & reserves 0 2
GPs 0 1
Police stations 0 1
Banks & Bank@Post 1 0
Fuel stations 1 0
Beaches 1 0
Waterways 0 220

Mobility

Hotham Heights sits further from the CBD (381.7 km vs 362.2 km).

Tawonga South Hotham Heights
Walkability score 4/100 0/100
Distance to Melbourne 362.2 km 381.7 km
+5% vs other
Drive time (normal traffic) 259 min 292 min
Electric vehicle share 1.5%
postcode 3698
 1.1%
postcode 3741
Rooftop solar per 100 dwellings 63
postcode 3698
 45
postcode 3741

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.

Tawonga South Hotham Heights
Car (driver) 55.0% / 12.3%
Tawonga South — Car (driver): 55.0% Hotham Heights — Car (driver): 12.3%
Walked Only 9.2% / 56.2%
Tawonga South — Walked Only: 9.2% Hotham Heights — Walked Only: 56.2%
Worked from Home 26.5% / 15.1%
Tawonga South — Worked from Home: 26.5% Hotham Heights — Worked from Home: 15.1%
Bus — / 16.4%
Tawonga South — Bus: not among its largest Hotham Heights — Bus: 16.4%
Car (passenger) 6.4% / —
Tawonga South — Car (passenger): 6.4% Hotham Heights — Car (passenger): not among its largest
Bicycle 3.1% / —
Tawonga South — Bicycle: 3.1% Hotham Heights — Bicycle: not among its largest

Bars are drawn against the largest share shown (56.2%).

Setting

Tawonga South Hotham Heights
Elevation 684 m
above sea level, at the suburb centre
 1,382 m
above sea level, at the suburb centre

NBN connectivity

Tawonga South Hotham Heights
Connectivity score 69/100 29/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 49%
670 premises
 0%
46 premises

Climate

Tawonga South Hotham Heights
Annual rainfall 895 mm 1,604 mm
Summer max (Jan) — 16.0°C
Winter min (Jul) — -3.3°C

Council rates

Tawonga South Hotham Heights
Average residential rate $1,945/yr
same for both
Council Alpine
same for both

Federal electorate

Tawonga South Hotham Heights
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Tawonga South Hotham Heights
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Tawonga South

Acreage Retirees

Hotham Heights

Apartments River Rural Students

More comparisons

Other comparisons with Tawonga South

Tawonga South vs Mount Beauty Tawonga South vs Tawonga Tawonga South vs Falls Creek Tawonga South vs Freeburgh Tawonga South vs Smoko

Other comparisons with Hotham Heights

Hotham Heights vs Harrietville Hotham Heights vs Falls Creek Hotham Heights vs Dinner Plain Hotham Heights vs Dargo Hotham Heights vs Smoko
Full data on Tawonga South Full data on Hotham 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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