The Basin vs Boronia

In both, most households own their home and most homes are detached houses. In The Basin, about half of households are couple families. On these figures, The Basin tends to suit couples, while Boronia suits 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

They split

one each way, out of the 6 things we measure here

  • The Basin carries lower crime risk (52/100 vs 71/100)
  • Boronia has more childcare (18 vs 3)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

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

  • The Basin leaves renters under less rental stress (18% vs 23%)
  • Boronia has a bigger rental market to choose from (29% vs 10%)

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

Commuting to the city

Boronia

ahead on 2 of the 4 things we measure here

  • is more walkable (94/100 vs 52/100)
  • sits closer to the CBD (36.8 km vs 39.4 km)

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

Downsizers and retirees

Boronia

ahead on 3 of the 5 things we measure here

  • has more GPs (6 vs 0)
  • has more units and townhouses to downsize into (28% vs 5%)
  • is more walkable (94/100 vs 52/100)
  • But The Basin carries lower crime risk (52/100 vs 71/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

The Basin Boronia
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.

The Basin Boronia
Walkability 52 / 94
The Basin — Walkability: 52/100 Boronia — Walkability: 94/100
Safety 48 / 29
The Basin — Safety: 48/100 Boronia — Safety: 29/100
Low fire risk 19 / 100
The Basin — Low fire risk: 19/100 Boronia — Low fire risk: 100/100
Low flood risk 71 / 71
The Basin — Low flood risk: 71/100 Boronia — Low flood risk: 71/100

Demographics

Boronia has more residents (23,607 vs 4,497); The Basin has higher household incomes ($104,988 vs $84,188).

The Basin Boronia
Population 4,497 23,607
+425% vs other
Population trend (2016 → 2021) +1.8% +6.4%
Median age 40 39
Median household income $104,988/yr
+20% vs other
 $84,188/yr
Median weekly rent $365/wk $376/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

The Basin Boronia
0-4 5.7% / 6.1%
The Basin — 0-4: 5.7% Boronia — 0-4: 6.1%
5-14 13.6% / 11.0%
The Basin — 5-14: 13.6% Boronia — 5-14: 11.0%
15-19 6.1% / 4.7%
The Basin — 15-19: 6.1% Boronia — 15-19: 4.7%
20-24 4.9% / 5.4%
The Basin — 20-24: 4.9% Boronia — 20-24: 5.4%
25-34 11.7% / 15.8%
The Basin — 25-34: 11.7% Boronia — 25-34: 15.8%
35-44 13.3% / 15.3%
The Basin — 35-44: 13.3% Boronia — 35-44: 15.3%
45-54 14.7% / 12.6%
The Basin — 45-54: 14.7% Boronia — 45-54: 12.6%
55-64 12.7% / 11.2%
The Basin — 55-64: 12.7% Boronia — 55-64: 11.2%
65-74 9.7% / 10.0%
The Basin — 65-74: 9.7% Boronia — 65-74: 10.0%
75-84 4.9% / 5.8%
The Basin — 75-84: 4.9% Boronia — 75-84: 5.8%
85+ 2.6% / 2.2%
The Basin — 85+: 2.6% Boronia — 85+: 2.2%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

The Basin 53.9% couple families
The Basin — Couple Families: 53.9% The Basin — Lone Person: 26.6% The Basin — One Parent Families: 15.8% The Basin — Group Household: 2.6% The Basin — Other Families: 1.1%
Boronia 38.8% couple families
Boronia — Couple Families: 38.8% Boronia — Lone Person: 37.7% Boronia — One Parent Families: 17.3% Boronia — Group Household: 4.5% Boronia — Other Families: 1.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

The Basin 10.5% renting
The Basin — Owned Outright: 36.7% The Basin — Mortgage: 52.8% The Basin — Renting: 10.5%
Boronia 28.7% renting
Boronia — Owned Outright: 30.7% Boronia — Mortgage: 40.6% Boronia — Renting: 28.7%
Owned outright Mortgage Renting

Qualifications

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

The Basin Boronia
Certificate III & IV 16.9% / 15.4%
The Basin — Certificate III & IV: 16.9% Boronia — Certificate III & IV: 15.4%
Bachelor Degree 11.7% / 13.6%
The Basin — Bachelor Degree: 11.7% Boronia — Bachelor Degree: 13.6%
Advanced Diploma / Diploma 9.7% / 8.9%
The Basin — Advanced Diploma / Diploma: 9.7% Boronia — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 3.2% / 4.6%
The Basin — Postgraduate Degree: 3.2% Boronia — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.2% / 2.3%
The Basin — Graduate Diploma / Certificate: 2.2% Boronia — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (16.9%).

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.

The Basin Boronia
England 5.0% / 3.9%
The Basin — England: 5.0% Boronia — England: 3.9%
China 0.8% / 3.4%
The Basin — China: 0.8% Boronia — China: 3.4%
India — / 2.8%
The Basin — India: not among its largest Boronia — India: 2.8%
Germany 2.0% / 0.6%
The Basin — Germany: 2.0% Boronia — Germany: 0.6%
New Zealand 1.2% / 1.3%
The Basin — New Zealand: 1.2% Boronia — New Zealand: 1.3%
Sri Lanka 0.6% / 1.6%
The Basin — Sri Lanka: 0.6% Boronia — Sri Lanka: 1.6%
Malaysia — / 1.4%
The Basin — Malaysia: not among its largest Boronia — Malaysia: 1.4%
Netherlands 0.8% / —
The Basin — Netherlands: 0.8% Boronia — Netherlands: not among its largest

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

The Basin 94.6% houses
The Basin — Houses: 94.6% The Basin — Townhouses: 4.8% The Basin — Flats / Apartments: 0.6%
Boronia 71.6% houses
Boronia — Houses: 71.6% Boronia — Townhouses: 24.8% Boronia — Flats / Apartments: 3.5%
Houses Townhouses Flats / Apartments

Property market

The Basin Boronia
Median house price $865,000 $880,000
Median unit price $718,000 $659,000
Median land price — $920,000
Typical days to sell (houses) 20 days
from 26 sales
 21 days
from 254 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.

The Basin Boronia
2 bed $850K / $694K
The Basin — 2 bed: $850K (7 sales) Boronia — 2 bed: $694K (22 sales)

7 vs 22 sales

3 bed $826K / $848K
The Basin — 3 bed: $826K (42 sales) Boronia — 3 bed: $848K (210 sales)

42 vs 210 sales

4 bed $945K / $950K
The Basin — 4 bed: $945K (31 sales) Boronia — 4 bed: $950K (105 sales)

31 vs 105 sales

5 bed $1.15M / $1.04M
The Basin — 5 bed: $1.15M (6 sales) Boronia — 5 bed: $1.04M (18 sales)

6 vs 18 sales

Zoning mix

The Basin has more land zoned for conservation (33% vs 0%).

The Basin Boronia
Residential 36% 76%
Environmental 33% 0%
Other and special use 15% 2%
Infrastructure and transport 6% 11%
Rural and farming 7% 0%
Industrial 0% 5%
Parks and recreation 3% 4%
Commercial 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

The Basin Boronia
New dwellings approved 577
across Knox
same for both
Approvals change year on year -14%
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.

The Basin Boronia
Houses 3.8%
$615/wk on $840K
 4.0%
$630/wk on $815K
Units — 4.7%
$575/wk on $630K

Ranking within VIC

The Basin Boronia
House price Higher than 56% of VIC Higher than 60% of VIC
Income — Higher than 51% of VIC
Schools — Higher than 86% of VIC
Walkability Higher than 86% of VIC Higher than 98% of VIC
Affordability — Higher than 40% of VIC
EV adoption Higher than 77% of VIC Higher than 79% of VIC
NBN connectivity Higher than 83% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 55% of VIC Higher than 69% of VIC
Rental yield (units) — Higher than 48% of VIC

Liveability

Boronia is more walkable (94 vs 52); Boronia scores higher overall (72 vs 49).

The Basin Boronia
Grade C A
Score 49/100 72/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 6/10

Risk profile

The Basin carries more bushfire risk (81 vs 0); Boronia carries more crime risk (71 vs 52).

The Basin Boronia
Bushfire High
81/100
 None
0/100
Crime Moderate
52/100
 High
71/100
Flood Low
29/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 15
within 5 km
 12
within 5 km

Schools

The Basin Boronia
Inside the suburb 2 6
Rated above peers 2 3
Rated at peers 0 2
Rated below peers 0
same for both

Schools in The Basin

  • St Bernadette's Catholic Primary School Catholic · Primary above peers
  • The Basin Primary School Government · Primary above peers

Schools in Boronia

  • Boronia K-12 College Government · Combined above peers
  • Dillbadin Primary School Government · Primary above peers
  • St Joseph's Primary School Catholic · Primary above peers
  • Boronia Heights Primary School Government · Primary at peers
  • Knox Central Primary School Government · Primary at peers
  • Urban College Independent · Secondary

Amenities in the suburb

The Basin Boronia
Supermarkets 0 5
Cafes & restaurants 4 21
Parks & reserves 13 30
Childcare 3 18
GPs 0 6
Pharmacies 0 6
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 1 3
Fuel stations 1
same for both
Waterways 7 17

Mobility

The Basin sits further from the CBD (39.4 km vs 36.8 km).

The Basin Boronia
Walkability score 52/100 94/100
Distance to Melbourne 39.4 km
+7% vs other
 36.8 km
Drive time (normal traffic) 43 min 40 min
Public transport score 74/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 27.5
7-9am + 5-7pm
 298.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.0%
postcode 3154
 1.1%
postcode 3155
Rooftop solar per 100 dwellings 36
postcode 3154
 29
postcode 3155

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.

The Basin Boronia
Car (driver) 66.7% / 62.7%
The Basin — Car (driver): 66.7% Boronia — Car (driver): 62.7%
Worked from Home 26.5% / 28.2%
The Basin — Worked from Home: 26.5% Boronia — Worked from Home: 28.2%
Car (passenger) 3.3% / 3.7%
The Basin — Car (passenger): 3.3% Boronia — Car (passenger): 3.7%
Train 1.2% / 2.8%
The Basin — Train: 1.2% Boronia — Train: 2.8%
Walked Only 1.5% / 1.2%
The Basin — Walked Only: 1.5% Boronia — Walked Only: 1.2%

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

Setting

The Basin Boronia
Elevation 158 m
above sea level, at the suburb centre
 122 m
above sea level, at the suburb centre
Distance to the ocean 26.7 km 24.5 km

NBN connectivity

The Basin Boronia
Connectivity score 75/100 85/100
Most common technology Hybrid fibre-coaxial Fibre to the curb
Full-fibre (FTTP) share 3%
1,733 premises
 33%
11,692 premises

Climate

The Basin Boronia
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)

The Basin Boronia
PM2.5 —
same for both
PM10 15.5 µg/m³
same for both
NO₂ —
same for both

Council rates

The Basin Boronia
Average residential rate $1,732/yr
same for both
Council Knox
same for both

Federal electorate

The Basin Boronia
Division Aston
same for both
Member Mary Doyle
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

The Basin Boronia
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

The Basin

Large Blocks Outer Parks Quiet River

Boronia

Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with The Basin

The Basin vs Kilsyth The Basin vs Montrose The Basin vs Ferny Creek The Basin vs Mount Dandenong The Basin vs Sassafras The Basin vs Tremont

Other comparisons with Boronia

Boronia vs Ferntree Gully Boronia vs Wantirna South Boronia vs Bayswater Boronia vs Kilsyth Boronia vs Bayswater North Boronia vs Knoxfield
Full data on The Basin Full data on Boronia
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.

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