Templestowe Lower vs Doncaster

Doncaster is the younger of the two, with a median age of 40 against 45 in Templestowe Lower. In both, most households own their home. In Templestowe Lower, the large majority of homes are detached houses and about half of households are couple families. Houses cost more in Doncaster: a median of $1.5 million, against $1.34 million in Templestowe Lower, though rent is higher in Templestowe Lower. On these figures, Templestowe Lower tends to suit couples, while Doncaster suits people living alone.

Templestowe Lower and Doncaster are neighbouring suburbs with distinct profiles. Templestowe Lower has a higher median household income of $99,840 compared to Doncaster's $82,784, and significantly lower crime risk at 37 versus 76. Doncaster is more walkable (92 versus 80) and has a slightly higher liveability score, making it better suited to those prioritising pedestrian access and local amenity. Unit investors may find Doncaster more attractive with a gross rental yield of 6.3% against Templestowe Lower's 4.2%, though house prices are notably higher in Doncaster at $1,500,000 versus $1,344,000.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Templestowe Lower

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (37/100 vs 76/100)
  • has more separate houses rather than flats (81% vs 53%)
  • is already more of a family suburb (70% vs 57%)
  • But Doncaster has more parks and reserves (36 vs 23)

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

First-home buyers

Templestowe Lower

ahead on 2 of the 4 things we measure here

  • has cheaper land ($1,051,000 vs $1,702,500)
  • has cheaper houses ($1,344,000 vs $1,500,000)
  • But Doncaster has cheaper units ($551,125 vs $839,000)

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

Renters

Doncaster

ahead on the one thing that separates them

  • has a bigger rental market to choose from (32% vs 18%)

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

Commuting to the city

Doncaster

ahead on the one thing that separates them

  • is more walkable (92/100 vs 80/100)

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

Downsizers and retirees

Doncaster

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (47% vs 19%)
  • is more walkable (92/100 vs 80/100)
  • But Templestowe Lower carries lower crime risk (37/100 vs 76/100)

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

Investors

Doncaster

ahead on 2 of the 3 things we measure here

  • is growing faster (19.5% vs 5.0%)
  • returns a higher gross yield on units (6.3% vs 4.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Templestowe Lower Doncaster
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.

Templestowe Lower Doncaster
Walkability 80 / 92
Templestowe Lower — Walkability: 80/100 Doncaster — Walkability: 92/100
Safety 63 / 24
Templestowe Lower — Safety: 63/100 Doncaster — Safety: 24/100
Low fire risk 100 / 100
Templestowe Lower — Low fire risk: 100/100 Doncaster — Low fire risk: 100/100
Low flood risk 38 / 65
Templestowe Lower — Low flood risk: 38/100 Doncaster — Low flood risk: 65/100

Demographics

Doncaster has more residents (25,020 vs 14,098); Templestowe Lower has higher household incomes ($99,840 vs $82,784).

Templestowe Lower Doncaster
Population 14,098 25,020
+77% vs other
Population trend (2016 → 2021) +5.0% +19.5%
Median age 45 40
Median household income $99,840/yr
+17% vs other
 $82,784/yr
Median weekly rent $475/wk
+5% vs other
 $450/wk

Age profile

Share of residents in each band, 2021 Census.

Templestowe Lower Doncaster
0-4 4.9% / 4.6%
Templestowe Lower — 0-4: 4.9% Doncaster — 0-4: 4.6%
5-14 11.8% / 9.4%
Templestowe Lower — 5-14: 11.8% Doncaster — 5-14: 9.4%
15-19 5.9% / 4.9%
Templestowe Lower — 15-19: 5.9% Doncaster — 15-19: 4.9%
20-24 4.8% / 6.5%
Templestowe Lower — 20-24: 4.8% Doncaster — 20-24: 6.5%
25-34 9.6% / 15.5%
Templestowe Lower — 25-34: 9.6% Doncaster — 25-34: 15.5%
35-44 12.7% / 13.9%
Templestowe Lower — 35-44: 12.7% Doncaster — 35-44: 13.9%
45-54 14.4% / 11.8%
Templestowe Lower — 45-54: 14.4% Doncaster — 45-54: 11.8%
55-64 11.5% / 11.4%
Templestowe Lower — 55-64: 11.5% Doncaster — 55-64: 11.4%
65-74 9.9% / 9.8%
Templestowe Lower — 65-74: 9.9% Doncaster — 65-74: 9.8%
75-84 10.0% / 8.3%
Templestowe Lower — 75-84: 10.0% Doncaster — 75-84: 8.3%
85+ 4.4% / 4.0%
Templestowe Lower — 85+: 4.4% Doncaster — 85+: 4.0%

Bars are drawn against the largest share shown (15.5%).

Who lives together

Household composition, 2021 Census.

Templestowe Lower 53.7% couple families
Templestowe Lower — Couple Families: 53.7% Templestowe Lower — Lone Person: 26.3% Templestowe Lower — One Parent Families: 16.2% Templestowe Lower — Group Household: 2.4% Templestowe Lower — Other Families: 1.4%
Doncaster 41.2% couple families
Doncaster — Couple Families: 41.2% Doncaster — Lone Person: 36.3% Doncaster — One Parent Families: 15.6% Doncaster — Group Household: 4.6% Doncaster — Other Families: 2.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Templestowe Lower 18.0% renting
Templestowe Lower — Owned Outright: 48.6% Templestowe Lower — Mortgage: 33.4% Templestowe Lower — Renting: 18.0%
Doncaster 32.1% renting
Doncaster — Owned Outright: 39.5% Doncaster — Mortgage: 28.5% Doncaster — Renting: 32.1%
Owned outright Mortgage Renting

Qualifications

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

Templestowe Lower Doncaster
Bachelor Degree 20.1% / 22.3%
Templestowe Lower — Bachelor Degree: 20.1% Doncaster — Bachelor Degree: 22.3%
Postgraduate Degree 7.8% / 10.4%
Templestowe Lower — Postgraduate Degree: 7.8% Doncaster — Postgraduate Degree: 10.4%
Advanced Diploma / Diploma 8.7% / 8.8%
Templestowe Lower — Advanced Diploma / Diploma: 8.7% Doncaster — Advanced Diploma / Diploma: 8.8%
Certificate III & IV 7.5% / 6.4%
Templestowe Lower — Certificate III & IV: 7.5% Doncaster — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 2.8% / 2.4%
Templestowe Lower — Graduate Diploma / Certificate: 2.8% Doncaster — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (22.3%).

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.

Templestowe Lower Doncaster
China 8.4% / 17.1%
Templestowe Lower — China: 8.4% Doncaster — China: 17.1%
Malaysia 3.1% / 5.5%
Templestowe Lower — Malaysia: 3.1% Doncaster — Malaysia: 5.5%
Greece 3.7% / 3.0%
Templestowe Lower — Greece: 3.7% Doncaster — Greece: 3.0%
Iran 2.4% / 3.2%
Templestowe Lower — Iran: 2.4% Doncaster — Iran: 3.2%
Italy 2.7% / 2.1%
Templestowe Lower — Italy: 2.7% Doncaster — Italy: 2.1%
India 1.8% / 2.3%
Templestowe Lower — India: 1.8% Doncaster — India: 2.3%

Bars are drawn against the largest share shown (17.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Templestowe Lower 80.7% houses
Templestowe Lower — Houses: 80.7% Templestowe Lower — Townhouses: 18.1% Templestowe Lower — Flats / Apartments: 1.2%
Doncaster 53.1% houses
Doncaster — Houses: 53.1% Doncaster — Townhouses: 19.6% Doncaster — Flats / Apartments: 27.4%
Houses Townhouses Flats / Apartments

Property market

Templestowe Lower Doncaster
Median house price $1,344,000 $1,500,000
Median unit price $839,000 $551,125
Median land price $1,051,000 $1,702,500
Typical days to sell (houses) 26 days
from 173 sales
 25 days
from 206 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.

Templestowe Lower Doncaster
2 bed $648K / $550K
Templestowe Lower — 2 bed: $648K (9 sales) Doncaster — 2 bed: $550K (184 sales)

9 vs 184 sales

3 bed $906K / $820K
Templestowe Lower — 3 bed: $906K (20 sales) Doncaster — 3 bed: $820K (51 sales)

20 vs 51 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.

Templestowe Lower Doncaster
3 bed $1.24M / $1.38M
Templestowe Lower — 3 bed: $1.24M (83 sales) Doncaster — 3 bed: $1.38M (90 sales)

83 vs 90 sales

4 bed $1.36M / $1.5M
Templestowe Lower — 4 bed: $1.36M (127 sales) Doncaster — 4 bed: $1.5M (162 sales)

127 vs 162 sales

5 bed $1.48M / $1.81M
Templestowe Lower — 5 bed: $1.48M (34 sales) Doncaster — 5 bed: $1.81M (56 sales)

34 vs 56 sales

Zoning mix

Templestowe Lower Doncaster
Residential 77% 75%
Parks and recreation 14% 8%
Infrastructure and transport 8% 9%
Commercial 1% 8%
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

Templestowe Lower Doncaster
New dwellings approved 486
across Manningham
same for both
Approvals change year on year -2%
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.

Templestowe Lower Doncaster
Houses 3.2%
$820/wk on $1.35M
 3.2%
$900/wk on $1.45M
Units 4.2%
$638/wk on $790K
 6.3%
$695/wk on $575K

Ranking within VIC

Templestowe Lower Doncaster
House price Higher than 83% of VIC Higher than 89% of VIC
Income Higher than 72% of VIC Higher than 50% of VIC
Schools Higher than 80% of VIC Higher than 96% of VIC
Walkability Higher than 93% of VIC Higher than 97% of VIC
Affordability Higher than 17% of VIC Higher than 4% of VIC
EV adoption Higher than 94% of VIC Higher than 100% of VIC
NBN connectivity Higher than 85% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 20% of VIC Higher than 24% of VIC
Rental yield (units) Higher than 16% of VIC Higher than 95% of VIC

Liveability

Doncaster is more walkable (92 vs 80).

Templestowe Lower Doncaster
Grade A
same for both
Score 79/100 81/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Doncaster carries more crime risk (76 vs 37); Templestowe Lower carries more flood risk (62 vs 35).

Templestowe Lower Doncaster
Bushfire None
0/100
same for both
Crime Low
37/100
 High
76/100
Flood Moderate
62/100
 Low
35/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Templestowe Lower Doncaster
Inside the suburb 5 4
Rated above peers 2 3
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 3
Melbourne (Bundoora) Campus, 8.6 km
 2
Deakin University, Melbourne Burwood Campus, 7.3 km
Full-time students aged 15–24 2.9% 3.7%

Schools in Templestowe Lower

  • Templestowe Heights Primary School Government · Primary above peers
  • Templestowe Valley Primary School Government · Primary above peers
  • Templestowe College Government · Secondary at peers
  • St Kevin's School Catholic · Primary below peers
  • Bulleen Heights School-Manningham Road Campus Government · Secondary · Special school

Schools in Doncaster

  • Birralee Primary School Government · Primary above peers
  • Doncaster Secondary College Government · Secondary above peers
  • St Gregory the Great School Catholic · Primary above peers
  • Doncaster Primary School Government · Primary at peers

Amenities in the suburb

Templestowe Lower Doncaster
Supermarkets 6 4
Cafes & restaurants 9 27
Parks & reserves 23 36
Childcare 13 14
GPs 6 7
Pharmacies 2 3
Banks & Bank@Post 0 7
Fuel stations 2 1
Waterways 5 9

Mobility

Templestowe Lower Doncaster
Walkability score 80/100 92/100
Distance to Melbourne 16.3 km 17.7 km
+9% vs other
Drive time (normal traffic) 23 min 24 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 304.0
7-9am + 5-7pm
 782.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 3107
 3.4%
postcode 3108
Rooftop solar per 100 dwellings 25
postcode 3107
 19
postcode 3108

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.

Templestowe Lower Doncaster
Car (driver) 52.7% / 51.8%
Templestowe Lower — Car (driver): 52.7% Doncaster — Car (driver): 51.8%
Worked from Home 38.4% / 35.8%
Templestowe Lower — Worked from Home: 38.4% Doncaster — Worked from Home: 35.8%
Bus 3.5% / 4.8%
Templestowe Lower — Bus: 3.5% Doncaster — Bus: 4.8%
Car (passenger) 4.1% / 4.1%
Templestowe Lower — Car (passenger): 4.1% Doncaster — Car (passenger): 4.1%
Walked Only 0.7% / 2.1%
Templestowe Lower — Walked Only: 0.7% Doncaster — Walked Only: 2.1%

Bars are drawn against the largest share shown (52.7%).

Setting

Templestowe Lower Doncaster
Elevation 45 m
above sea level, at the suburb centre
 115 m
above sea level, at the suburb centre
Distance to the ocean 16.5 km 16.0 km

NBN connectivity

Templestowe Lower Doncaster
Connectivity score 76/100 80/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
5,999 premises
 24%
13,123 premises

Climate

Templestowe Lower Doncaster
Annual rainfall 777 mm
same for both
Summer max (Jan) 26.9°C
same for both
Winter min (Jul) 6.3°C
same for both

Air quality (annual mean)

Templestowe Lower Doncaster
PM2.5 3.9 µg/m³ 4.3 µg/m³
PM10 —
same for both
NO₂ —
same for both

Council rates

Templestowe Lower Doncaster
Average residential rate $2,000/yr
same for both
Council Manningham
same for both

Federal electorate

Templestowe Lower Doncaster
Division Menzies
same for both
Member Gabriel Ng
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Templestowe Lower Doncaster
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Templestowe Lower

Middle-Ring Multicultural Parks Premium Professionals

Doncaster

Middle-Ring Multicultural Parks Premium Professionals

More comparisons

Other comparisons with Templestowe Lower

Templestowe Lower vs Templestowe Templestowe Lower vs Bulleen Templestowe Lower vs Viewbank Templestowe Lower vs Lower Plenty

Other comparisons with Doncaster

Doncaster vs Doncaster East Doncaster vs Balwyn North Doncaster vs Templestowe Doncaster vs Box Hill North Doncaster vs Bulleen Doncaster vs Blackburn North
Full data on Templestowe Lower Full data on Doncaster
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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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