Upper Gundowring vs Eskdale

Upper Gundowring is the younger of the two, with a median age of 46 against 54 in Eskdale. In both, 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. On these figures, Eskdale tends to suit older residents.

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

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Eskdale

ahead on the one thing that separates them

  • has cheaper rent ($175/wk vs $250/wk)

Weighs rent and rental stress.

Commuting to the city

Upper Gundowring

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (340.1 km vs 386.8 km)
  • has a shorter drive in (237 min vs 266 min)
  • But Eskdale is more walkable (10/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Eskdale

ahead on 2 of the 4 things we measure here

  • is more walkable (10/100 vs 0/100)
  • has more residents already 65 and over (29% vs 19%)

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

Investors

Upper Gundowring

ahead on the one thing that separates them

  • is growing faster (21.2% vs -1.7%)

Weighs population growth.

Where they sit

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

Upper Gundowring Eskdale
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.

Upper Gundowring Eskdale
Walkability 0 / 10
Upper Gundowring — Walkability: 0/100 Eskdale — Walkability: 10/100
Safety 88 / 80
Upper Gundowring — Safety: 88/100 Eskdale — Safety: 80/100
Low fire risk 3 / 5
Upper Gundowring — Low fire risk: 3/100 Eskdale — Low fire risk: 5/100
Low flood risk 100 / 66
Upper Gundowring — Low flood risk: 100/100 Eskdale — Low flood risk: 66/100

Demographics

Eskdale has more residents (238 vs 120); Upper Gundowring rents higher ($250/wk vs $175/wk).

Upper Gundowring Eskdale
Population 120 238
+98% vs other
Population trend (2016 → 2021) +21.2% -1.7%
Median age 46 54
Median household income $82,836/yr
+16% vs other
 $69,836/yr
Median weekly rent $250/wk
+30% vs other
 $175/wk

Age profile

Share of residents in each band, 2021 Census.

Upper Gundowring Eskdale
0-4 5.0% / 3.8%
Upper Gundowring — 0-4: 5.0% Eskdale — 0-4: 3.8%
5-14 10.0% / 10.1%
Upper Gundowring — 5-14: 10.0% Eskdale — 5-14: 10.1%
15-19 6.7% / 3.4%
Upper Gundowring — 15-19: 6.7% Eskdale — 15-19: 3.4%
20-24 5.0% / 1.7%
Upper Gundowring — 20-24: 5.0% Eskdale — 20-24: 1.7%
25-34 5.8% / 9.7%
Upper Gundowring — 25-34: 5.8% Eskdale — 25-34: 9.7%
35-44 10.0% / 8.4%
Upper Gundowring — 35-44: 10.0% Eskdale — 35-44: 8.4%
45-54 20.8% / 14.3%
Upper Gundowring — 45-54: 20.8% Eskdale — 45-54: 14.3%
55-64 11.7% / 21.0%
Upper Gundowring — 55-64: 11.7% Eskdale — 55-64: 21.0%
65-74 10.8% / 18.9%
Upper Gundowring — 65-74: 10.8% Eskdale — 65-74: 18.9%
75-84 5.8% / 8.4%
Upper Gundowring — 75-84: 5.8% Eskdale — 75-84: 8.4%
85+ 2.5% / 1.7%
Upper Gundowring — 85+: 2.5% Eskdale — 85+: 1.7%

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

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.

Upper Gundowring Eskdale
England 2.5% / 1.3%
Upper Gundowring — England: 2.5% Eskdale — England: 1.3%
New Zealand — / 1.3%
Upper Gundowring — New Zealand: not among its largest Eskdale — New Zealand: 1.3%

Bars are drawn against the largest share shown (2.5%).

Who lives together

Household composition, 2021 Census.

Upper Gundowring 45.5% lone person
Upper Gundowring — Lone Person: 45.5% Upper Gundowring — Couple Families: 45.5% Upper Gundowring — One Parent Families: 9.1%
Eskdale 53.1% lone person
Eskdale — Lone Person: 53.1% Eskdale — Couple Families: 36.7% Eskdale — One Parent Families: 10.2%
Lone Person Couple Families One Parent Families

What people live in

Occupied private dwellings by structure, 2021 Census.

Upper Gundowring 100.0% houses
Upper Gundowring — Houses: 100.0% Upper Gundowring — Flats / Apartments: 0.0%
Eskdale 95.8% houses
Eskdale — Houses: 95.8% Eskdale — Flats / Apartments: 4.2%
Houses Flats / Apartments

Qualifications

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

Upper Gundowring Eskdale
Certificate III & IV 20.0% / 18.5%
Upper Gundowring — Certificate III & IV: 20.0% Eskdale — Certificate III & IV: 18.5%
Advanced Diploma / Diploma 7.5% / 8.0%
Upper Gundowring — Advanced Diploma / Diploma: 7.5% Eskdale — Advanced Diploma / Diploma: 8.0%
Bachelor Degree 8.3% / 4.6%
Upper Gundowring — Bachelor Degree: 8.3% Eskdale — Bachelor Degree: 4.6%
Postgraduate Degree 2.5% / 1.3%
Upper Gundowring — Postgraduate Degree: 2.5% Eskdale — Postgraduate Degree: 1.3%
Graduate Diploma / Certificate — / 1.7%
Upper Gundowring — Graduate Diploma / Certificate: not among its largest Eskdale — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (20.0%).

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Upper Gundowring 14.0% renting
Upper Gundowring — Owned Outright: 48.8% Upper Gundowring — Mortgage: 37.2% Upper Gundowring — Renting: 14.0%
Eskdale 0.0% renting
Eskdale — Owned Outright: 59.8% Eskdale — Mortgage: 40.2% Eskdale — Renting: 0.0%
Owned outright Mortgage Renting

Property market

Upper Gundowring Eskdale
Median house price — $507,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Upper Gundowring has more rural and farming land (42% vs 21%).

Upper Gundowring Eskdale
Parks and recreation 58% 78%
Rural and farming 42% 21%
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

Upper Gundowring Eskdale
New dwellings approved 32
across Alpine
 19
across Towong
Approvals change year on year -42% —

Ranking within VIC

Upper Gundowring Eskdale
House price —
same for both
Income Higher than 51% of VIC Higher than 32% of VIC
Schools —
same for both
Walkability Higher than 42% of VIC Higher than 71% of VIC
Affordability —
same for both
EV adoption Higher than 54% of VIC —
NBN connectivity Higher than 62% of VIC Higher than 7% of VIC

Liveability

Eskdale is more walkable (10 vs 0).

Upper Gundowring Eskdale
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 5/10

Risk profile

Eskdale carries more flood risk (34 vs 0).

Upper Gundowring Eskdale
Bushfire High
97/100
 High
95/100
Crime Low
12/100
 Low
20/100
Flood None
0/100
 Low
34/100
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

Upper Gundowring Eskdale
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Upper Gundowring

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Eskdale

  • Eskdale Primary School Government · Primary at peers

Amenities in the suburb

Upper Gundowring Eskdale
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 0 2
Banks & Bank@Post 0 1
Fuel stations 0 1
Waterways 0 17

Mobility

Eskdale sits further from the CBD (386.8 km vs 340.1 km).

Upper Gundowring Eskdale
Walkability score 0/100 10/100
Distance to Melbourne 340.1 km 386.8 km
+14% vs other
Drive time (normal traffic) 237 min 266 min
Electric vehicle share 0.5%
postcode 3691
 0.0%
postcode 3701
Rooftop solar per 100 dwellings 79
postcode 3691
 65
postcode 3701

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.

Upper Gundowring Eskdale
Car (driver) 54.0% / 73.5%
Upper Gundowring — Car (driver): 54.0% Eskdale — Car (driver): 73.5%
Worked from Home 22.0% / 13.3%
Upper Gundowring — Worked from Home: 22.0% Eskdale — Worked from Home: 13.3%
Walked Only 18.0% / 8.2%
Upper Gundowring — Walked Only: 18.0% Eskdale — Walked Only: 8.2%
Car (passenger) 6.0% / 5.1%
Upper Gundowring — Car (passenger): 6.0% Eskdale — Car (passenger): 5.1%

Bars are drawn against the largest share shown (73.5%).

Setting

Upper Gundowring Eskdale
Elevation 688 m
above sea level, at the suburb centre
 302 m
above sea level, at the suburb centre

NBN connectivity

Upper Gundowring Eskdale
Connectivity score 30/100 15/100
Most common technology Fixed wireless Satellite (Sky Muster)
Full-fibre (FTTP) share 0%
50 premises
 0%
40 premises

Climate

Upper Gundowring Eskdale
Annual rainfall 895 mm 947 mm
Summer max (Jan) — 29.0°C
Winter min (Jul) — 2.9°C

Council rates

Upper Gundowring Eskdale
Average residential rate $1,945/yr $1,875/yr
Council Alpine Towong

Federal electorate

Upper Gundowring Eskdale
Division Indi
same for both
Member Helen Haines
same for both
Party Independent
same for both

First Home Owner Grant

Upper Gundowring Eskdale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Upper Gundowring

Rural

Eskdale

Retirees Rural

More comparisons

Other comparisons with Upper Gundowring

Upper Gundowring vs Gundowring Upper Gundowring vs Dederang Upper Gundowring vs Kergunyah South

Other comparisons with Eskdale

Eskdale vs Tawonga Eskdale vs Gundowring Eskdale vs Sandy Creek Eskdale vs Mitta Mitta Eskdale vs Tallangatta South Eskdale vs Tallandoon
Full data on Upper Gundowring Full data on Eskdale
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