Watsonia North vs Greensborough

In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Greensborough: a median of $1.01 million, against $928,000 in Watsonia North.

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

Greensborough

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (9 vs 1)
  • has more childcare (19 vs 3)
  • has more parks and reserves (55 vs 9)
  • But Watsonia North carries lower crime risk (43/100 vs 62/100)

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

First-home buyers

Too close to call

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

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

Greensborough

ahead on the one thing that separates them

  • is more walkable (94/100 vs 59/100)

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

Downsizers and retirees

Greensborough

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (15% vs 2%)
  • has more GPs (6 vs 0)
  • is more walkable (94/100 vs 59/100)
  • But Watsonia North carries lower crime risk (43/100 vs 62/100)

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

Investors

Watsonia North

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.0% vs 3.4%)

Weighs house yield and population growth.

Where they sit

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

Watsonia North Greensborough
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.

Watsonia North Greensborough
Walkability 59 / 94
Watsonia North — Walkability: 59/100 Greensborough — Walkability: 94/100
Safety 57 / 38
Watsonia North — Safety: 57/100 Greensborough — Safety: 38/100
Low fire risk 100 / 41
Watsonia North — Low fire risk: 100/100 Greensborough — Low fire risk: 41/100
Low flood risk 71 / 48
Watsonia North — Low flood risk: 71/100 Greensborough — Low flood risk: 48/100

Demographics

Greensborough has more residents (21,070 vs 3,799).

Watsonia North Greensborough
Population 3,799 21,070
+455% vs other
Population trend (2016 → 2021) -0.4% +1.2%
Median age 41
same for both
Median household income $107,588/yr $107,900/yr
Median weekly rent $401/wk $404/wk

Age profile

Share of residents in each band, 2021 Census.

Watsonia North Greensborough
0-4 5.9% / 5.8%
Watsonia North — 0-4: 5.9% Greensborough — 0-4: 5.8%
5-14 12.4% / 12.8%
Watsonia North — 5-14: 12.4% Greensborough — 5-14: 12.8%
15-19 4.9% / 5.7%
Watsonia North — 15-19: 4.9% Greensborough — 15-19: 5.7%
20-24 5.4% / 4.7%
Watsonia North — 20-24: 5.4% Greensborough — 20-24: 4.7%
25-34 12.4% / 11.1%
Watsonia North — 25-34: 12.4% Greensborough — 25-34: 11.1%
35-44 14.2% / 15.3%
Watsonia North — 35-44: 14.2% Greensborough — 35-44: 15.3%
45-54 12.9% / 13.8%
Watsonia North — 45-54: 12.9% Greensborough — 45-54: 13.8%
55-64 11.3% / 11.6%
Watsonia North — 55-64: 11.3% Greensborough — 55-64: 11.6%
65-74 11.6% / 10.9%
Watsonia North — 65-74: 11.6% Greensborough — 65-74: 10.9%
75-84 7.5% / 5.9%
Watsonia North — 75-84: 7.5% Greensborough — 75-84: 5.9%
85+ 1.6% / 2.4%
Watsonia North — 85+: 1.6% Greensborough — 85+: 2.4%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Watsonia North 54.8% couple families
Watsonia North — Couple Families: 54.8% Watsonia North — Lone Person: 24.6% Watsonia North — One Parent Families: 16.0% Watsonia North — Group Household: 2.9% Watsonia North — Other Families: 1.7%
Greensborough 52.5% couple families
Greensborough — Couple Families: 52.5% Greensborough — Lone Person: 29.5% Greensborough — One Parent Families: 14.5% Greensborough — Group Household: 2.4% Greensborough — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Watsonia North 12.6% renting
Watsonia North — Owned Outright: 46.3% Watsonia North — Mortgage: 41.1% Watsonia North — Renting: 12.6%
Greensborough 17.7% renting
Greensborough — Owned Outright: 38.9% Greensborough — Mortgage: 43.4% Greensborough — Renting: 17.7%
Owned outright Mortgage Renting

Qualifications

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

Watsonia North Greensborough
Bachelor Degree 15.8% / 16.7%
Watsonia North — Bachelor Degree: 15.8% Greensborough — Bachelor Degree: 16.7%
Certificate III & IV 13.3% / 12.6%
Watsonia North — Certificate III & IV: 13.3% Greensborough — Certificate III & IV: 12.6%
Advanced Diploma / Diploma 8.7% / 8.9%
Watsonia North — Advanced Diploma / Diploma: 8.7% Greensborough — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 5.8% / 6.3%
Watsonia North — Postgraduate Degree: 5.8% Greensborough — Postgraduate Degree: 6.3%
Graduate Diploma / Certificate 2.9% / 3.1%
Watsonia North — Graduate Diploma / Certificate: 2.9% Greensborough — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (16.7%).

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.

Watsonia North Greensborough
China 2.5% / 2.1%
Watsonia North — China: 2.5% Greensborough — China: 2.1%
England 1.9% / 2.7%
Watsonia North — England: 1.9% Greensborough — England: 2.7%
Italy 2.3% / 1.7%
Watsonia North — Italy: 2.3% Greensborough — Italy: 1.7%
India 1.6% / 1.4%
Watsonia North — India: 1.6% Greensborough — India: 1.4%
New Zealand 1.1% / 1.3%
Watsonia North — New Zealand: 1.1% Greensborough — New Zealand: 1.3%
Greece 1.7% / 0.6%
Watsonia North — Greece: 1.7% Greensborough — Greece: 0.6%

Bars are drawn against the largest share shown (2.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Watsonia North 98.2% houses
Watsonia North — Houses: 98.2% Watsonia North — Townhouses: 1.7% Watsonia North — Flats / Apartments: 0.1%
Greensborough 84.9% houses
Greensborough — Houses: 84.9% Greensborough — Townhouses: 12.6% Greensborough — Flats / Apartments: 2.6%
Houses Townhouses Flats / Apartments

Property market

Watsonia North Greensborough
Median house price $927,500 $1,010,000
Median unit price — $675,000
Median land price — $1,478,350
Typical days to sell (houses) 25 days
from 25 sales
 23 days
from 235 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.

Watsonia North Greensborough
3 bed $895K / $950K
Watsonia North — 3 bed: $895K (47 sales) Greensborough — 3 bed: $950K (188 sales)

47 vs 188 sales

4 bed $1.1M / $1.16M
Watsonia North — 4 bed: $1.1M (23 sales) Greensborough — 4 bed: $1.16M (132 sales)

23 vs 132 sales

5 bed $1.15M / $1.2M
Watsonia North — 5 bed: $1.15M (8 sales) Greensborough — 5 bed: $1.2M (26 sales)

8 vs 26 sales

Zoning mix

Watsonia North Greensborough
Residential 80% 71%
Infrastructure and transport 10% 13%
Parks and recreation 9% 12%
Commercial 0% 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

Watsonia North Greensborough
New dwellings approved 722
across Banyule
same for both
Approvals change year on year -75%
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.

Watsonia North Greensborough
Houses 4.0%
$725/wk on $938K
 3.4%
$645/wk on $998K
Units — 3.8%
$510/wk on $695K

Ranking within VIC

Watsonia North Greensborough
House price Higher than 65% of VIC Higher than 69% of VIC
Income Higher than 80% of VIC
same for both
Schools — Higher than 82% of VIC
Walkability Higher than 87% of VIC Higher than 98% of VIC
Affordability Higher than 58% of VIC Higher than 48% of VIC
EV adoption Higher than 83% of VIC Higher than 87% of VIC
NBN connectivity Higher than 82% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 69% of VIC Higher than 29% of VIC
Rental yield (units) — Higher than 5% of VIC

Liveability

Greensborough is more walkable (94 vs 59); Watsonia North scores higher overall (76 vs 66).

Watsonia North Greensborough
Grade A B
Score 76/100 66/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Greensborough carries more bushfire risk (59 vs 0); Greensborough carries more flood risk (52 vs 29).

Watsonia North Greensborough
Bushfire None
0/100
 Moderate
59/100
Crime Moderate
43/100
 Moderate
62/100
Flood Low
29/100
 Moderate
52/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 0
within 5 km

Schools

Watsonia North Greensborough
Inside the suburb 1 9
Rated above peers 0 4
Rated at peers 1 2
Rated below peers 0 1
Universities within 10 km 2
Melbourne (Bundoora) Campus, 2.3 km
 2
Melbourne (Bundoora) Campus, 4.2 km
Full-time students aged 15–24 2.1% 2.2%

Schools in Watsonia North

  • Watsonia North Primary School Government · Primary at peers

Schools in Greensborough

  • Apollo Parkways Primary School Government · Primary above peers
  • Greenhills Primary School Government · Primary above peers
  • Greensborough Primary School Government · Primary above peers
  • Watsonia Heights Primary School Government · Primary above peers
  • Greensborough Secondary College Government · Secondary at peers
  • St Thomas the Apostle School Catholic · Primary at peers

Amenities in the suburb

Watsonia North Greensborough
Supermarkets 0 4
Cafes & restaurants 0 23
Parks & reserves 9 55
Childcare 3 19
GPs 0 6
Pharmacies 0 4
Police stations 0 1
Banks & Bank@Post 0 6
Fuel stations 0 2
EV chargers 0 3
Waterways 3 6

Mobility

Watsonia North Greensborough
Walkability score 59/100 94/100
Distance to Melbourne 22.8 km 23.4 km
+3% vs other
Drive time (normal traffic) 36 min
same for both
Public transport score 79/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 60.0
7-9am + 5-7pm
 551.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.3%
postcode 3087
 1.4%
postcode 3088
Rooftop solar per 100 dwellings 26
postcode 3087
 28
postcode 3088

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.

Watsonia North Greensborough
Car (driver) 56.9% / 54.2%
Watsonia North — Car (driver): 56.9% Greensborough — Car (driver): 54.2%
Worked from Home 34.9% / 37.6%
Watsonia North — Worked from Home: 34.9% Greensborough — Worked from Home: 37.6%
Train 3.2% / 3.5%
Watsonia North — Train: 3.2% Greensborough — Train: 3.5%
Car (passenger) 3.0% / 2.8%
Watsonia North — Car (passenger): 3.0% Greensborough — Car (passenger): 2.8%
Walked Only 0.9% / 1.1%
Watsonia North — Walked Only: 0.9% Greensborough — Walked Only: 1.1%

Bars are drawn against the largest share shown (56.9%).

Setting

Watsonia North Greensborough
Elevation 72 m
above sea level, at the suburb centre
 58 m
above sea level, at the suburb centre
Distance to the ocean 20.7 km 21.5 km

NBN connectivity

Watsonia North Greensborough
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,459 premises
 9%
9,409 premises

Climate

Watsonia North Greensborough
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Watsonia North Greensborough
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Watsonia North Greensborough
Average residential rate $1,787/yr
same for both
Council Banyule
same for both

Federal electorate

Watsonia North Greensborough
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Watsonia North Greensborough
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Watsonia North

Middle-Ring Parks Quiet River

Greensborough

Easy Commute Middle-Ring Parks River Transport Hub

More comparisons

Other comparisons with Watsonia North

Watsonia North vs Bundoora Watsonia North vs Watsonia

Other comparisons with Greensborough

Greensborough vs Bundoora Greensborough vs Diamond Creek Greensborough vs Macleod Greensborough vs Montmorency Greensborough vs Eltham North Greensborough vs Watsonia
Full data on Watsonia North Full data on Greensborough
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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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