Upper Plenty vs Heathcote Junction

In both, the large majority of households own their home and the large majority of homes are detached houses. In Upper Plenty, about half of households are couple families. In Heathcote Junction, most households are couple families. Houses cost more in Upper Plenty: a median of $1.37 million, against $870,000 in Heathcote Junction. On these figures, Upper Plenty tends to suit people living alone, while Heathcote Junction suits couples 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

Heathcote Junction

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (33/100 vs 60/100)
  • is already more of a family suburb (77% vs 67%)
  • But Upper Plenty has more schools rated above their peers (1 vs 0)

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

First-home buyers

Heathcote Junction

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($870,000 vs $1,370,000)
  • leaves households under less mortgage stress (21% vs 30%)

Weighs house prices and mortgage stress.

Renters

Too close to call

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

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

Commuting to the city

Upper Plenty

ahead on 2 of the 3 things we measure here

  • is more walkable (20/100 vs 0/100)
  • sits closer to the CBD (66.3 km vs 72.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Upper Plenty is more walkable (20/100 vs 0/100)
  • Heathcote Junction carries lower crime risk (33/100 vs 60/100)

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

Investors

Upper Plenty

ahead on the one thing that separates them

  • is growing faster (23.9% vs -3.3%)

Weighs population growth.

Where they sit

Upper Plenty and Heathcote Junction 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 Plenty Heathcote Junction
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 Plenty Heathcote Junction
Walkability 20 / 0
Upper Plenty — Walkability: 20/100 Heathcote Junction — Walkability: 0/100
Safety 40 / 67
Upper Plenty — Safety: 40/100 Heathcote Junction — Safety: 67/100
Low fire risk 12 / 8
Upper Plenty — Low fire risk: 12/100 Heathcote Junction — Low fire risk: 8/100
Low flood risk 100 / 100
Upper Plenty — Low flood risk: 100/100 Heathcote Junction — Low flood risk: 100/100

Demographics

Heathcote Junction has more residents (811 vs 415); Heathcote Junction has higher household incomes ($109,252 vs $87,724).

Upper Plenty Heathcote Junction
Population 415 811
+95% vs other
Population trend (2016 → 2021) +23.9% -3.3%
Median age 43 41
Median household income $87,724/yr $109,252/yr
+25% vs other
Median weekly rent $310/wk $325/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Upper Plenty Heathcote Junction
0-4 8.2% / 6.8%
Upper Plenty — 0-4: 8.2% Heathcote Junction — 0-4: 6.8%
5-14 15.2% / 15.4%
Upper Plenty — 5-14: 15.2% Heathcote Junction — 5-14: 15.4%
15-19 5.5% / 4.2%
Upper Plenty — 15-19: 5.5% Heathcote Junction — 15-19: 4.2%
20-24 5.3% / 3.1%
Upper Plenty — 20-24: 5.3% Heathcote Junction — 20-24: 3.1%
25-34 6.5% / 12.3%
Upper Plenty — 25-34: 6.5% Heathcote Junction — 25-34: 12.3%
35-44 11.8% / 14.2%
Upper Plenty — 35-44: 11.8% Heathcote Junction — 35-44: 14.2%
45-54 13.7% / 13.9%
Upper Plenty — 45-54: 13.7% Heathcote Junction — 45-54: 13.9%
55-64 15.4% / 12.9%
Upper Plenty — 55-64: 15.4% Heathcote Junction — 55-64: 12.9%
65-74 10.4% / 13.6%
Upper Plenty — 65-74: 10.4% Heathcote Junction — 65-74: 13.6%
75-84 6.5% / 2.6%
Upper Plenty — 75-84: 6.5% Heathcote Junction — 75-84: 2.6%
85+ — / 0.5%
Upper Plenty — 85+: not among its largest Heathcote Junction — 85+: 0.5%

Bars are drawn against the largest share shown (15.4%).

Who lives together

Household composition, 2021 Census.

Upper Plenty 51.7% couple families
Upper Plenty — Couple Families: 51.7% Upper Plenty — Lone Person: 33.3% Upper Plenty — One Parent Families: 14.9% Upper Plenty — Other Families: 0.0% Upper Plenty — Group Household: 0.0%
Heathcote Junction 67.0% couple families
Heathcote Junction — Couple Families: 67.0% Heathcote Junction — Lone Person: 18.6% Heathcote Junction — One Parent Families: 9.6% Heathcote Junction — Other Families: 2.7% Heathcote Junction — Group Household: 2.1%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Upper Plenty 3.9% renting
Upper Plenty — Owned Outright: 51.6% Upper Plenty — Mortgage: 44.5% Upper Plenty — Renting: 3.9%
Heathcote Junction 4.2% renting
Heathcote Junction — Owned Outright: 34.1% Heathcote Junction — Mortgage: 61.7% Heathcote Junction — Renting: 4.2%
Owned outright Mortgage Renting

Qualifications

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

Upper Plenty Heathcote Junction
Certificate III & IV 14.7% / 22.1%
Upper Plenty — Certificate III & IV: 14.7% Heathcote Junction — Certificate III & IV: 22.1%
Bachelor Degree 9.9% / 8.8%
Upper Plenty — Bachelor Degree: 9.9% Heathcote Junction — Bachelor Degree: 8.8%
Advanced Diploma / Diploma 7.0% / 8.4%
Upper Plenty — Advanced Diploma / Diploma: 7.0% Heathcote Junction — Advanced Diploma / Diploma: 8.4%
Graduate Diploma / Certificate 1.0% / 2.3%
Upper Plenty — Graduate Diploma / Certificate: 1.0% Heathcote Junction — Graduate Diploma / Certificate: 2.3%
Postgraduate Degree 0.7% / 1.1%
Upper Plenty — Postgraduate Degree: 0.7% Heathcote Junction — Postgraduate Degree: 1.1%

Bars are drawn against the largest share shown (22.1%).

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.

Upper Plenty Heathcote Junction
England 4.6% / 1.7%
Upper Plenty — England: 4.6% Heathcote Junction — England: 1.7%
South Africa 2.7% / —
Upper Plenty — South Africa: 2.7% Heathcote Junction — South Africa: not among its largest
Italy 0.7% / 0.9%
Upper Plenty — Italy: 0.7% Heathcote Junction — Italy: 0.9%
New Zealand — / 1.4%
Upper Plenty — New Zealand: not among its largest Heathcote Junction — New Zealand: 1.4%
Thailand 1.2% / —
Upper Plenty — Thailand: 1.2% Heathcote Junction — Thailand: not among its largest
Sri Lanka — / 0.5%
Upper Plenty — Sri Lanka: not among its largest Heathcote Junction — Sri Lanka: 0.5%
Netherlands — / 0.5%
Upper Plenty — Netherlands: not among its largest Heathcote Junction — Netherlands: 0.5%

Bars are drawn against the largest share shown (4.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Upper Plenty 100.0% houses
Upper Plenty — Houses: 100.0%
Heathcote Junction 101.5% houses
Heathcote Junction — Houses: 101.5%
Houses

Property market

Upper Plenty Heathcote Junction
Median house price $1,370,000 $870,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) — 112 days
from 3 sales

Zoning mix

Upper Plenty has more rural and farming land (99% vs 82%).

Upper Plenty Heathcote Junction
Rural and farming 99% 82%
Residential 0% 13%
Infrastructure and transport 1% 4%
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 Plenty Heathcote Junction
New dwellings approved 1,074
across Mitchell
same for both
Approvals change year on year +70%
same for both

Ranking within VIC

Upper Plenty Heathcote Junction
House price —
same for both
Income Higher than 58% of VIC Higher than 82% of VIC
Schools —
same for both
Walkability Higher than 79% of VIC Higher than 44% of VIC
Affordability —
same for both
EV adoption Higher than 54% of VIC Higher than 50% of VIC
NBN connectivity Higher than 27% of VIC Higher than 91% of VIC

Liveability

Upper Plenty is more walkable (20 vs 0).

Upper Plenty Heathcote Junction
Grade — C
Score — 46/100
Socio-economic band advantaged area
decile 7/10
same for both

Risk profile

Upper Plenty carries more crime risk (60 vs 33).

Upper Plenty Heathcote Junction
Bushfire High
88/100
 High
92/100
Crime Moderate
60/100
 Low
33/100
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 1
within 5 km
 2
within 5 km

Schools

Upper Plenty Heathcote Junction
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Upper Plenty

  • Upper Plenty Primary School Government · Primary above peers

Schools in Heathcote Junction

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

Amenities in the suburb

Upper Plenty Heathcote Junction
Childcare 1 0
Waterways 7 0

Mobility

Heathcote Junction sits further from the CBD (72.5 km vs 66.3 km).

Upper Plenty Heathcote Junction
Walkability score 20/100 0/100
Distance to Melbourne 66.3 km 72.5 km
+9% vs other
Drive time (normal traffic) 58 min 61 min
Electric vehicle share 0.6%
postcode 3756
 0.5%
postcode 3758
Rooftop solar per 100 dwellings 53
postcode 3756
 62
postcode 3758

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 Plenty Heathcote Junction
Car (driver) 59.6% / 72.7%
Upper Plenty — Car (driver): 59.6% Heathcote Junction — Car (driver): 72.7%
Worked from Home 30.7% / 20.9%
Upper Plenty — Worked from Home: 30.7% Heathcote Junction — Worked from Home: 20.9%
Car (passenger) 4.8% / 3.4%
Upper Plenty — Car (passenger): 4.8% Heathcote Junction — Car (passenger): 3.4%
Walked Only 4.8% / —
Upper Plenty — Walked Only: 4.8% Heathcote Junction — Walked Only: not among its largest
Train — / 3.1%
Upper Plenty — Train: not among its largest Heathcote Junction — Train: 3.1%

Bars are drawn against the largest share shown (72.7%).

Setting

Upper Plenty Heathcote Junction
Elevation 313 m
above sea level, at the suburb centre
 365 m
above sea level, at the suburb centre

NBN connectivity

Upper Plenty Heathcote Junction
Connectivity score 26/100 81/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
92 premises
 66%
289 premises

Climate

Upper Plenty Heathcote Junction
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Council rates

Upper Plenty Heathcote Junction
Average residential rate $1,947/yr
same for both
Council Mitchell
same for both

Federal electorate

Upper Plenty Heathcote Junction
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Upper Plenty Heathcote Junction
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Upper Plenty

Family Outer River

Heathcote Junction

Acreage Family Outer

More comparisons

Other comparisons with Upper Plenty

Upper Plenty vs Wallan Upper Plenty vs Whittlesea Upper Plenty vs Beveridge Upper Plenty vs Eden Park Upper Plenty vs Clonbinane

Other comparisons with Heathcote Junction

Heathcote Junction vs Wallan Heathcote Junction vs Wandong Heathcote Junction vs Clonbinane
Full data on Upper Plenty Full data on Heathcote Junction
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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