Toorak vs Armadale

Armadale is the younger of the two, with a median age of 38 against 47 in Toorak. In both, about half of households are people living alone. In Toorak, most households own their home and about half of homes are flats or apartments. In Armadale, about half of households rent and most homes are flats or apartments. Units cost more in Toorak: a median of $816,000, against $654,000 in Armadale, and rent is higher there too. Toorak is closer to the city centre: 7.8 km, against 10.4 km. On these figures, Toorak tends to suit older residents, while Armadale suits renters 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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

Armadale

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($2,150,000 vs $3,150,000)
  • has cheaper units ($654,000 vs $815,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Armadale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (46% vs 32%)
  • has cheaper rent ($421/wk vs $486/wk)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Toorak sits closer to the CBD (7.8 km vs 10.4 km)
  • Armadale is more walkable (99/100 vs 88/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Toorak has more residents already 65 and over (27% vs 19%)
  • Armadale is more walkable (99/100 vs 88/100)

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

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

Toorak Armadale
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.

Toorak Armadale
Walkability 88 / 99
Toorak — Walkability: 88/100 Armadale — Walkability: 99/100
Safety 27 / 24
Toorak — Safety: 27/100 Armadale — Safety: 24/100
Low fire risk 100 / 100
Toorak — Low fire risk: 100/100 Armadale — Low fire risk: 100/100
Low flood risk 44 / 67
Toorak — Low flood risk: 44/100 Armadale — Low flood risk: 67/100

Demographics

Toorak has more residents (12,817 vs 9,368); Toorak skews older (47 vs 38).

Toorak Armadale
Population 12,817
+27% vs other
 9,368
Population trend (2016 → 2021) -0.7% +3.5%
Median age 47 38
Median household income $131,716/yr
+13% vs other
 $114,036/yr
Median weekly rent $486/wk
+13% vs other
 $421/wk

Age profile

Share of residents in each band, 2021 Census.

Toorak Armadale
0-4 3.2% / 4.6%
Toorak — 0-4: 3.2% Armadale — 0-4: 4.6%
5-14 7.7% / 8.1%
Toorak — 5-14: 7.7% Armadale — 5-14: 8.1%
15-19 4.9% / 3.6%
Toorak — 15-19: 4.9% Armadale — 15-19: 3.6%
20-24 6.7% / 7.1%
Toorak — 20-24: 6.7% Armadale — 20-24: 7.1%
25-34 14.6% / 20.7%
Toorak — 25-34: 14.6% Armadale — 25-34: 20.7%
35-44 10.6% / 14.8%
Toorak — 35-44: 10.6% Armadale — 35-44: 14.8%
45-54 11.9% / 12.7%
Toorak — 45-54: 11.9% Armadale — 45-54: 12.7%
55-64 13.1% / 9.6%
Toorak — 55-64: 13.1% Armadale — 55-64: 9.6%
65-74 13.6% / 9.6%
Toorak — 65-74: 13.6% Armadale — 65-74: 9.6%
75-84 9.6% / 6.9%
Toorak — 75-84: 9.6% Armadale — 75-84: 6.9%
85+ 4.0% / 2.3%
Toorak — 85+: 4.0% Armadale — 85+: 2.3%

Bars are drawn against the largest share shown (20.7%).

Who lives together

Household composition, 2021 Census.

Toorak 51.0% lone person
Toorak — Lone Person: 51.0% Toorak — Couple Families: 30.1% Toorak — One Parent Families: 9.9% Toorak — Group Household: 7.6% Toorak — Other Families: 1.4%
Armadale 54.8% lone person
Armadale — Lone Person: 54.8% Armadale — Couple Families: 25.3% Armadale — One Parent Families: 9.8% Armadale — Group Household: 8.3% Armadale — Other Families: 1.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Toorak 32.3% renting
Toorak — Owned Outright: 44.2% Toorak — Mortgage: 23.5% Toorak — Renting: 32.3%
Armadale 46.0% renting
Armadale — Owned Outright: 30.3% Armadale — Mortgage: 23.7% Armadale — Renting: 46.0%
Owned outright Mortgage Renting

Qualifications

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

Toorak Armadale
Bachelor Degree 30.4% / 31.1%
Toorak — Bachelor Degree: 30.4% Armadale — Bachelor Degree: 31.1%
Postgraduate Degree 12.4% / 13.5%
Toorak — Postgraduate Degree: 12.4% Armadale — Postgraduate Degree: 13.5%
Advanced Diploma / Diploma 8.0% / 8.0%
Toorak — Advanced Diploma / Diploma: 8.0% Armadale — Advanced Diploma / Diploma: 8.0%
Certificate III & IV 3.7% / 4.3%
Toorak — Certificate III & IV: 3.7% Armadale — Certificate III & IV: 4.3%
Graduate Diploma / Certificate 3.2% / 4.0%
Toorak — Graduate Diploma / Certificate: 3.2% Armadale — Graduate Diploma / Certificate: 4.0%

Bars are drawn against the largest share shown (31.1%).

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.

Toorak Armadale
China 5.0% / 3.1%
Toorak — China: 5.0% Armadale — China: 3.1%
England 3.4% / 3.5%
Toorak — England: 3.4% Armadale — England: 3.5%
India 1.9% / 2.2%
Toorak — India: 1.9% Armadale — India: 2.2%
New Zealand 2.0% / 1.9%
Toorak — New Zealand: 2.0% Armadale — New Zealand: 1.9%
Malaysia 1.4% / 0.9%
Toorak — Malaysia: 1.4% Armadale — Malaysia: 0.9%
South Africa 1.1% / 1.1%
Toorak — South Africa: 1.1% Armadale — South Africa: 1.1%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Toorak 49.9% flats / apartments
Toorak — Flats / Apartments: 49.9% Toorak — Houses: 30.4% Toorak — Townhouses: 19.8%
Armadale 57.7% flats / apartments
Armadale — Flats / Apartments: 57.7% Armadale — Houses: 25.4% Armadale — Townhouses: 16.8%
Flats / Apartments Houses Townhouses

Property market

Toorak Armadale
Median house price $3,150,000 $2,150,000
Median unit price $815,500 $654,000
Median land price —
same for both
Typical days to sell (houses) 28 days
from 61 sales
 24 days
from 56 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.

Toorak Armadale
3 bed $2.55M / $1.97M
Toorak — 3 bed: $2.55M (37 sales) Armadale — 3 bed: $1.97M (44 sales)

37 vs 44 sales

4 bed $4.75M / $4.3M
Toorak — 4 bed: $4.75M (23 sales) Armadale — 4 bed: $4.3M (20 sales)

23 vs 20 sales

5 bed $7.85M / $4.24M
Toorak — 5 bed: $7.85M (7 sales) Armadale — 5 bed: $4.24M (7 sales)

7 vs 7 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.

Toorak Armadale
1 bed $462K / $445K
Toorak — 1 bed: $462K (48 sales) Armadale — 1 bed: $445K (81 sales)

48 vs 81 sales

2 bed $808K / $705K
Toorak — 2 bed: $808K (156 sales) Armadale — 2 bed: $705K (158 sales)

156 vs 158 sales

3 bed $1.69M / $1.33M
Toorak — 3 bed: $1.69M (54 sales) Armadale — 3 bed: $1.33M (35 sales)

54 vs 35 sales

Zoning mix

Toorak Armadale
Residential 88% 80%
Infrastructure and transport 5% 12%
Commercial 2% 6%
Other and special use 3% 0%
Parks and recreation 2% 3%
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

Toorak Armadale
New dwellings approved 818
across Stonnington
same for both
Approvals change year on year +67%
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.

Toorak Armadale
Houses 2.4%
$1,550/wk on $3.29M
 2.4%
$962/wk on $2.1M
Units 4.1%
$700/wk on $890K
 4.3%
$690/wk on $828K

Ranking within VIC

Toorak Armadale
House price Higher than 100% of VIC Higher than 96% of VIC
Income Higher than 95% of VIC Higher than 86% of VIC
Schools Higher than 64% of VIC Higher than 79% of VIC
Walkability Higher than 95% of VIC Higher than 99% of VIC
Affordability Higher than 1% of VIC Higher than 3% of VIC
EV adoption Higher than 100% of VIC Higher than 98% of VIC
NBN connectivity Higher than 84% of VIC Higher than 87% of VIC
Rental yield (houses) Higher than 4% of VIC Higher than 3% of VIC
Rental yield (units) Higher than 12% of VIC Higher than 24% of VIC

Liveability

Armadale is more walkable (99 vs 88); Armadale scores higher overall (85 vs 77).

Toorak Armadale
Grade A A+
Score 77/100 85/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Toorak carries more flood risk (56 vs 33).

Toorak Armadale
Bushfire None
0/100
same for both
Crime High
73/100
 High
76/100
Flood Moderate
56/100
 Low
33/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 12
within 5 km
 9
within 5 km

Schools

Toorak Armadale
Inside the suburb 6 5
Rated above peers 2
same for both
Rated at peers 1 0
Rated below peers 1
same for both
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 2.3 km
 3
Monash Caulfield, 3.3 km
Full-time students aged 15–24 4.3% 3.9%

Schools in Toorak

  • St Catherine's School Independent · Combined above peers
  • Toorak Primary School Government · Primary above peers
  • St Kevin's College Catholic · Combined at peers
  • Loreto Mandeville Hall Catholic · Combined below peers
  • Geelong Grammar School - Toorak campus Independent · Combined
  • St Kevin's College - Glendalough Catholic · Combined

Schools in Armadale

  • Armadale Primary School Government · Primary above peers
  • Lauriston Girls' School Independent · Combined above peers
  • The King David School Independent · Combined below peers
  • The King David School - Junior School Independent · Combined
  • The King David School - The Rebecca Magid Centre Independent · Combined

Amenities in the suburb

Toorak Armadale
Supermarkets 3 2
Cafes & restaurants 3 9
Parks & reserves 6
same for both
Childcare 10 9
GPs 4 3
Pharmacies 4 3
Banks & Bank@Post 4 1
Fuel stations 0 1
EV chargers 0 1
Waterways 1 0

Mobility

Armadale sits further from the CBD (10.4 km vs 7.8 km).

Toorak Armadale
Walkability score 88/100 99/100
Distance to Melbourne 7.8 km 10.4 km
+33% vs other
Drive time (normal traffic) 18 min 19 min
Public transport score 95/100
Rail · Tram · Bus
 96/100
Rail · Tram · Bus
Peak arrivals per hour 298.5
7-9am + 5-7pm
 291.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.5%
postcode 3142
 2.8%
postcode 3143
Rooftop solar per 100 dwellings 7
postcode 3142
 8
postcode 3143

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.

Toorak Armadale
Worked from Home 48.7% / 50.9%
Toorak — Worked from Home: 48.7% Armadale — Worked from Home: 50.9%
Car (driver) 38.0% / 34.0%
Toorak — Car (driver): 38.0% Armadale — Car (driver): 34.0%
Train 3.7% / 6.4%
Toorak — Train: 3.7% Armadale — Train: 6.4%
Walked Only 3.3% / 3.3%
Toorak — Walked Only: 3.3% Armadale — Walked Only: 3.3%
Tram / Light Rail 2.4% / 2.4%
Toorak — Tram / Light Rail: 2.4% Armadale — Tram / Light Rail: 2.4%

Bars are drawn against the largest share shown (50.9%).

Setting

Toorak Armadale
Elevation 52 m
above sea level, at the suburb centre
 49 m
above sea level, at the suburb centre
Distance to the ocean 4.7 km
4.8 km to a named beach
 4.2 km
4.3 km to a named beach

NBN connectivity

Toorak Armadale
Connectivity score 76/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
8,025 premises
 8%
6,000 premises

Climate

Toorak Armadale
Annual rainfall 534 mm 644 mm
Summer max (Jan) 26.7°C 26.0°C
Winter min (Jul) 6.5°C 6.9°C

Air quality (annual mean)

Toorak Armadale
PM2.5 7.9 µg/m³ 7.6 µg/m³
PM10 —
same for both
NO₂ —
same for both

Council rates

Toorak Armadale
Average residential rate $1,647/yr
same for both
Council Stonnington
same for both

Federal electorate

Toorak Armadale
Division Kooyong
same for both
Member Monique Ryan
same for both
Party Independent
same for both

First Home Owner Grant

Toorak Armadale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Toorak

Apartments Easy Commute Inner Luxury Parks Professionals Retirees Trams Transport Hub

Armadale

Apartments Easy Commute Inner Parks Professionals Trams Transport Hub Urban

More comparisons

Other comparisons with Toorak

Toorak vs South Yarra Toorak vs Hawthorn Toorak vs Prahran Toorak vs Malvern Toorak vs Kooyong Toorak vs Burnley

Other comparisons with Armadale

Armadale vs Caulfield North Armadale vs St Kilda East Armadale vs Prahran Armadale vs Malvern
Full data on Toorak Full data on Armadale
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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