Warrnambool vs Bushfield

In both, most households own their home and the large majority of homes are detached houses. In Bushfield, most households are couple families. Houses cost more in Bushfield: a median of $842,000, against $644,000 in Warrnambool, and rent is higher there too. On these figures, Warrnambool tends to suit people living alone and buyers on a tighter budget, while Bushfield suits couples.

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

  • Warrnambool has more parks and reserves (34 vs 1)
  • Bushfield carries lower crime risk (14/100 vs 74/100)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Warrnambool has cheaper houses ($644,500 vs $842,500)
  • Bushfield leaves households under less mortgage stress (18% vs 24%)

Weighs house prices and mortgage stress.

Renters

Warrnambool

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (31% vs 4%)
  • has cheaper rent ($290/wk vs $350/wk)

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

Commuting to the city

They split

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

  • Warrnambool is more walkable (69/100 vs 0/100)
  • Bushfield sits closer to the CBD (252.1 km vs 257.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Warrnambool

ahead on 3 of the 4 things we measure here

  • is more walkable (69/100 vs 0/100)
  • has more GPs (13 vs 0)
  • has more residents already 65 and over (22% vs 15%)
  • But Bushfield carries lower crime risk (14/100 vs 74/100)

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

Investors

Too close to call

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

Weighs population growth.

Where they sit

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

Warrnambool Bushfield
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.

Warrnambool Bushfield
Walkability 69 / 0
Warrnambool — Walkability: 69/100 Bushfield — Walkability: 0/100
Safety 26 / 86
Warrnambool — Safety: 26/100 Bushfield — Safety: 86/100
Low fire risk 100 / 100
Warrnambool — Low fire risk: 100/100 Bushfield — Low fire risk: 100/100
Low flood risk 57 / 100
Warrnambool — Low flood risk: 57/100 Bushfield — Low flood risk: 100/100

Demographics

Warrnambool has more residents (31,308 vs 596); Bushfield has higher household incomes ($110,500 vs $72,020).

Warrnambool Bushfield
Population 31,308
+98% vs other
 596
Population trend (2016 → 2021) +5.6% +4.4%
Median age 42 43
Median household income $72,020/yr $110,500/yr
+53% vs other
Median weekly rent $290/wk $350/wk
+21% vs other

Age profile

Share of residents in each band, 2021 Census.

Warrnambool Bushfield
0-4 5.1% / 4.9%
Warrnambool — 0-4: 5.1% Bushfield — 0-4: 4.9%
5-14 11.9% / 14.6%
Warrnambool — 5-14: 11.9% Bushfield — 5-14: 14.6%
15-19 5.8% / 9.6%
Warrnambool — 15-19: 5.8% Bushfield — 15-19: 9.6%
20-24 5.2% / 3.4%
Warrnambool — 20-24: 5.2% Bushfield — 20-24: 3.4%
25-34 12.9% / 7.6%
Warrnambool — 25-34: 12.9% Bushfield — 25-34: 7.6%
35-44 11.8% / 11.2%
Warrnambool — 35-44: 11.8% Bushfield — 35-44: 11.2%
45-54 12.3% / 18.6%
Warrnambool — 45-54: 12.3% Bushfield — 45-54: 18.6%
55-64 13.1% / 13.6%
Warrnambool — 55-64: 13.1% Bushfield — 55-64: 13.6%
65-74 11.7% / 11.1%
Warrnambool — 65-74: 11.7% Bushfield — 65-74: 11.1%
75-84 7.0% / 3.0%
Warrnambool — 75-84: 7.0% Bushfield — 75-84: 3.0%
85+ 3.3% / 0.5%
Warrnambool — 85+: 3.3% Bushfield — 85+: 0.5%

Bars are drawn against the largest share shown (18.6%).

Who lives together

Household composition, 2021 Census.

Warrnambool 34.3% couple families
Warrnambool — Couple Families: 34.3% Warrnambool — Lone Person: 43.4% Warrnambool — One Parent Families: 16.1% Warrnambool — Group Household: 4.6% Warrnambool — Other Families: 1.6%
Bushfield 66.9% couple families
Bushfield — Couple Families: 66.9% Bushfield — Lone Person: 15.0% Bushfield — One Parent Families: 15.0% Bushfield — Group Household: 3.0% Bushfield — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Warrnambool 30.7% renting
Warrnambool — Owned Outright: 38.1% Warrnambool — Mortgage: 31.2% Warrnambool — Renting: 30.7%
Bushfield 3.7% renting
Bushfield — Owned Outright: 39.5% Bushfield — Mortgage: 56.8% Bushfield — Renting: 3.7%
Owned outright Mortgage Renting

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.

Warrnambool Bushfield
England 1.7% / 1.2%
Warrnambool — England: 1.7% Bushfield — England: 1.2%
New Zealand 1.1% / 0.8%
Warrnambool — New Zealand: 1.1% Bushfield — New Zealand: 0.8%
China 0.7% / —
Warrnambool — China: 0.7% Bushfield — China: not among its largest
Philippines 0.7% / —
Warrnambool — Philippines: 0.7% Bushfield — Philippines: not among its largest
India 0.5% / —
Warrnambool — India: 0.5% Bushfield — India: not among its largest

Bars are drawn against the largest share shown (1.7%).

Qualifications

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

Warrnambool Bushfield
Certificate III & IV 15.6% / 20.0%
Warrnambool — Certificate III & IV: 15.6% Bushfield — Certificate III & IV: 20.0%
Bachelor Degree 11.1% / 12.1%
Warrnambool — Bachelor Degree: 11.1% Bushfield — Bachelor Degree: 12.1%
Advanced Diploma / Diploma 7.6% / 7.4%
Warrnambool — Advanced Diploma / Diploma: 7.6% Bushfield — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 2.9% / 2.9%
Warrnambool — Postgraduate Degree: 2.9% Bushfield — Postgraduate Degree: 2.9%
Graduate Diploma / Certificate 2.4% / 2.3%
Warrnambool — Graduate Diploma / Certificate: 2.4% Bushfield — Graduate Diploma / Certificate: 2.3%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Warrnambool 82.1% houses
Warrnambool — Houses: 82.1% Warrnambool — Townhouses: 12.5% Warrnambool — Flats / Apartments: 5.4%
Bushfield 101.0% houses
Bushfield — Houses: 101.0% Bushfield — Townhouses: 0.0% Bushfield — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Warrnambool Bushfield
Median house price $644,500 $842,500
Median unit price $440,000 —
Median land price $307,500 —
Typical days to sell (houses) 24 days
from 143 sales
 —

Zoning mix

Bushfield has more rural and farming land (92% vs 43%).

Warrnambool Bushfield
Rural and farming 43% 92%
Residential 27% 6%
Parks and recreation 13% 1%
Infrastructure and transport 11% 2%
Industrial 3% 0%
Commercial 2% 0%
Other and special use 1% 0%
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

Warrnambool Bushfield
New dwellings approved 388
across Warrnambool
same for both
Approvals change year on year -22%
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.

Warrnambool Bushfield
Houses 4.5%
$600/wk on $695K
 —
Units 4.6%
$425/wk on $476K
 —

Ranking within VIC

Warrnambool Bushfield
House price Higher than 28% of VIC —
Income Higher than 37% of VIC Higher than 83% of VIC
Schools Higher than 34% of VIC —
Walkability Higher than 90% of VIC Higher than 27% of VIC
Affordability Higher than 60% of VIC —
EV adoption Higher than 57% of VIC Higher than 29% of VIC
NBN connectivity Higher than 77% of VIC Higher than 57% of VIC
Rental yield (houses) Higher than 91% of VIC —
Rental yield (units) Higher than 42% of VIC —

Liveability

Warrnambool is more walkable (69 vs 0); Bushfield scores higher overall (58 vs 42).

Warrnambool Bushfield
Grade C B
Score 42/100 58/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Warrnambool carries more flood risk (43 vs 0); Warrnambool carries more crime risk (74 vs 14).

Warrnambool Bushfield
Bushfire None
0/100
same for both
Crime High
74/100
 Low
14/100
Flood Moderate
43/100
 None
0/100
Coastal erosion Moderate
62/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 0
within 5 km

Schools

Warrnambool Bushfield
Inside the suburb 14 0
Rated above peers 1 0
Rated at peers 9 0
Rated below peers 1 0

Schools in Warrnambool

  • Our Lady Help of Christians School Catholic · Primary above peers
  • Brauer Secondary College Government · Secondary at peers
  • Emmanuel College Warrnambool - Rice Campus Catholic · Secondary at peers
  • King's College Independent · Combined at peers
  • St Joseph's School Catholic · Primary at peers
  • St Pius X School Catholic · Primary at peers

Schools in Bushfield

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

Amenities in the suburb

Warrnambool Bushfield
Supermarkets 9 0
Cafes & restaurants 40 0
Parks & reserves 34 1
Childcare 26 0
GPs 13 0
Pharmacies 9 0
Hospitals 2 0
Police stations 1 0
Banks & Bank@Post 9 0
Fuel stations 11 0
EV chargers 3 0
Beaches 1 0
Waterways 10 0

Mobility

Warrnambool sits further from the CBD (257.5 km vs 252.1 km).

Warrnambool Bushfield
Walkability score 69/100 0/100
Distance to Melbourne 257.5 km
+2% vs other
 252.1 km
Drive time (normal traffic) 191 min 188 min
Electric vehicle share 0.6%
postcode 3280
 0.3%
postcode 3281
Rooftop solar per 100 dwellings 25
postcode 3280
 53
postcode 3281

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.

Warrnambool Bushfield
Car (driver) 76.4% / 77.8%
Warrnambool — Car (driver): 76.4% Bushfield — Car (driver): 77.8%
Worked from Home 10.8% / 13.5%
Warrnambool — Worked from Home: 10.8% Bushfield — Worked from Home: 13.5%
Car (passenger) 6.8% / 6.1%
Warrnambool — Car (passenger): 6.8% Bushfield — Car (passenger): 6.1%
Walked Only 4.4% / 2.7%
Warrnambool — Walked Only: 4.4% Bushfield — Walked Only: 2.7%
Bicycle 1.0% / —
Warrnambool — Bicycle: 1.0% Bushfield — Bicycle: not among its largest

Bars are drawn against the largest share shown (77.8%).

Setting

Warrnambool Bushfield
Elevation 11 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 2.9 km
4.8 km to a named beach
 8.0 km

NBN connectivity

Warrnambool Bushfield
Connectivity score 66/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 37%
17,652 premises
 0%
217 premises

Climate

Warrnambool Bushfield
Annual rainfall 699 mm
same for both
Summer max (Jan) 22.5°C
same for both
Winter min (Jul) 7.2°C
same for both

Council rates

Warrnambool Bushfield
Average residential rate $2,162/yr
same for both
Council Warrnambool
same for both

Federal electorate

Warrnambool Bushfield
Division Wannon
same for both
Member Dan Tehan
same for both
Party Liberal
same for both

First Home Owner Grant

Warrnambool Bushfield
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Warrnambool

Coastal Easy Commute Regional Centre River Transport Hub

Bushfield

Acreage

More comparisons

Other comparisons with Warrnambool

Warrnambool vs Dennington Warrnambool vs Allansford Warrnambool vs Woodford Warrnambool vs Wangoom Warrnambool vs Yangery

Other comparisons with Bushfield

Bushfield vs Woodford Bushfield vs Grassmere Bushfield vs Wangoom Bushfield vs Purnim West
Full data on Warrnambool Full data on Bushfield
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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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