Watsonia vs Greensborough

Watsonia is the younger of the two, with a median age of 38 against 41 in Greensborough. In both, most households own their home and the large majority of homes are detached houses. In Greensborough, about half of households are couple families. Watsonia is closer to the city centre: 20.6 km, against 23.4 km. On these figures, Greensborough tends to suit 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

Greensborough

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (55 vs 6)
  • has more schools inside the suburb (9 vs 3)
  • has more childcare (19 vs 7)

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

First-home buyers

Too close to call

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

Weighs house prices, unit prices, and mortgage stress.

Renters

Watsonia

ahead on the one thing that separates them

  • has a bigger rental market to choose from (30% vs 18%)

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

Commuting to the city

Watsonia

ahead on the one thing that separates them

  • sits closer to the CBD (20.6 km vs 23.4 km)

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

Downsizers and retirees

Greensborough

ahead on the one thing that separates them

  • has more GPs (6 vs 4)

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

Investors

Too close to call

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

Weighs house yield and population growth.

Where they sit

Watsonia 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 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 Greensborough
Walkability 92 / 94
Watsonia — Walkability: 92/100 Greensborough — Walkability: 94/100
Safety 31 / 38
Watsonia — Safety: 31/100 Greensborough — Safety: 38/100
Low fire risk 100 / 41
Watsonia — Low fire risk: 100/100 Greensborough — Low fire risk: 41/100
Low flood risk 76 / 48
Watsonia — Low flood risk: 76/100 Greensborough — Low flood risk: 48/100

Demographics

Greensborough has more residents (21,070 vs 5,352); Greensborough has higher household incomes ($107,900 vs $97,916).

Watsonia Greensborough
Population 5,352 21,070
+294% vs other
Population trend (2016 → 2021) +2.6% +1.2%
Median age 38 41
Median household income $97,916/yr $107,900/yr
+10% vs other
Median weekly rent $385/wk $404/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Watsonia Greensborough
0-4 6.9% / 5.8%
Watsonia — 0-4: 6.9% Greensborough — 0-4: 5.8%
5-14 11.8% / 12.8%
Watsonia — 5-14: 11.8% Greensborough — 5-14: 12.8%
15-19 5.1% / 5.7%
Watsonia — 15-19: 5.1% Greensborough — 15-19: 5.7%
20-24 4.3% / 4.7%
Watsonia — 20-24: 4.3% Greensborough — 20-24: 4.7%
25-34 15.3% / 11.1%
Watsonia — 25-34: 15.3% Greensborough — 25-34: 11.1%
35-44 16.0% / 15.3%
Watsonia — 35-44: 16.0% Greensborough — 35-44: 15.3%
45-54 13.1% / 13.8%
Watsonia — 45-54: 13.1% Greensborough — 45-54: 13.8%
55-64 10.9% / 11.6%
Watsonia — 55-64: 10.9% Greensborough — 55-64: 11.6%
65-74 8.2% / 10.9%
Watsonia — 65-74: 8.2% Greensborough — 65-74: 10.9%
75-84 5.5% / 5.9%
Watsonia — 75-84: 5.5% Greensborough — 75-84: 5.9%
85+ 2.7% / 2.4%
Watsonia — 85+: 2.7% Greensborough — 85+: 2.4%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Watsonia 42.0% couple families
Watsonia — Couple Families: 42.0% Watsonia — Lone Person: 35.3% Watsonia — One Parent Families: 16.5% Watsonia — Group Household: 4.9% Watsonia — Other Families: 1.3%
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 30.5% renting
Watsonia — Owned Outright: 33.2% Watsonia — Mortgage: 36.3% Watsonia — Renting: 30.5%
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 Greensborough
Bachelor Degree 16.4% / 16.7%
Watsonia — Bachelor Degree: 16.4% Greensborough — Bachelor Degree: 16.7%
Certificate III & IV 12.9% / 12.6%
Watsonia — Certificate III & IV: 12.9% Greensborough — Certificate III & IV: 12.6%
Advanced Diploma / Diploma 7.9% / 8.9%
Watsonia — Advanced Diploma / Diploma: 7.9% Greensborough — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 6.4% / 6.3%
Watsonia — Postgraduate Degree: 6.4% Greensborough — Postgraduate Degree: 6.3%
Graduate Diploma / Certificate 2.9% / 3.1%
Watsonia — 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 Greensborough
England 2.0% / 2.7%
Watsonia — England: 2.0% Greensborough — England: 2.7%
China 2.2% / 2.1%
Watsonia — China: 2.2% Greensborough — China: 2.1%
India 1.9% / 1.4%
Watsonia — India: 1.9% Greensborough — India: 1.4%
New Zealand 1.2% / 1.3%
Watsonia — New Zealand: 1.2% Greensborough — New Zealand: 1.3%
Italy 0.7% / 1.7%
Watsonia — Italy: 0.7% Greensborough — Italy: 1.7%
Malaysia 1.0% / 0.7%
Watsonia — Malaysia: 1.0% Greensborough — Malaysia: 0.7%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Watsonia 86.1% houses
Watsonia — Houses: 86.1% Watsonia — Townhouses: 12.8% Watsonia — Flats / Apartments: 1.1%
Greensborough 84.9% houses
Greensborough — Houses: 84.9% Greensborough — Townhouses: 12.6% Greensborough — Flats / Apartments: 2.6%
Houses Townhouses Flats / Apartments

Property market

Watsonia Greensborough
Median house price $975,000 $1,010,000
Median unit price $680,000 $675,000
Median land price — $1,478,350
Typical days to sell (houses) 24 days
from 31 sales
 23 days
from 235 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.

Watsonia Greensborough
2 bed $587K / $660K
Watsonia — 2 bed: $587K (15 sales) Greensborough — 2 bed: $660K (47 sales)

15 vs 47 sales

3 bed $752K / $791K
Watsonia — 3 bed: $752K (8 sales) Greensborough — 3 bed: $791K (23 sales)

8 vs 23 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 Greensborough
2 bed $830K / $760K
Watsonia — 2 bed: $830K (14 sales) Greensborough — 2 bed: $760K (23 sales)

14 vs 23 sales

3 bed $950K / $950K
Watsonia — 3 bed: $950K (62 sales) Greensborough — 3 bed: $950K (188 sales)

62 vs 188 sales

4 bed $1.12M / $1.16M
Watsonia — 4 bed: $1.12M (35 sales) Greensborough — 4 bed: $1.16M (132 sales)

35 vs 132 sales

Zoning mix

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

Watsonia 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 Greensborough
Houses 3.2%
$600/wk on $974K
 3.4%
$645/wk on $998K
Units — 3.8%
$510/wk on $695K

Ranking within VIC

Watsonia Greensborough
House price Higher than 72% of VIC Higher than 69% of VIC
Income Higher than 71% of VIC Higher than 80% of VIC
Schools Higher than 91% of VIC Higher than 82% of VIC
Walkability Higher than 97% of VIC Higher than 98% of VIC
Affordability Higher than 30% of VIC Higher than 48% of VIC
EV adoption Higher than 83% of VIC Higher than 87% of VIC
NBN connectivity Higher than 94% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 22% of VIC Higher than 29% of VIC
Rental yield (units) — Higher than 5% of VIC

Liveability

Watsonia scores higher overall (81 vs 66).

Watsonia Greensborough
Grade A B
Score 81/100 66/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Greensborough carries more bushfire risk (59 vs 0); Greensborough carries more flood risk (52 vs 24).

Watsonia Greensborough
Bushfire None
0/100
 Moderate
59/100
Crime Moderate
69/100
 Moderate
62/100
Flood Low
24/100
 Moderate
52/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 0
within 5 km

Schools

Watsonia Greensborough
Inside the suburb 3 9
Rated above peers 2 4
Rated at peers 0 2
Rated below peers 0 1
Universities within 10 km 2
Melbourne (Bundoora) Campus, 2.5 km
 2
Melbourne (Bundoora) Campus, 4.2 km
Full-time students aged 15–24 1.8% 2.2%

Schools in Watsonia

  • Loyola College Catholic · Secondary above peers
  • Watsonia Primary School Government · Primary above peers
  • Concord School-Concord Junior Campus Government · Primary · Special school

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 Greensborough
Supermarkets 2 4
Cafes & restaurants 10 23
Parks & reserves 6 55
Childcare 7 19
GPs 4 6
Pharmacies 5 4
Police stations 0 1
Banks & Bank@Post 1 6
Fuel stations 1 2
EV chargers 0 3
Waterways 0 6

Mobility

Greensborough sits further from the CBD (23.4 km vs 20.6 km).

Watsonia Greensborough
Walkability score 92/100 94/100
Distance to Melbourne 20.6 km 23.4 km
+14% vs other
Drive time (normal traffic) 32 min 36 min
Public transport score 93/100
Rail · Bus
same for both
Peak arrivals per hour 90.8
7-9am + 5-7pm
 551.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 Greensborough
Car (driver) 53.2% / 54.2%
Watsonia — Car (driver): 53.2% Greensborough — Car (driver): 54.2%
Worked from Home 35.4% / 37.6%
Watsonia — Worked from Home: 35.4% Greensborough — Worked from Home: 37.6%
Train 6.4% / 3.5%
Watsonia — Train: 6.4% Greensborough — Train: 3.5%
Car (passenger) 2.6% / 2.8%
Watsonia — Car (passenger): 2.6% Greensborough — Car (passenger): 2.8%
Walked Only 1.4% / 1.1%
Watsonia — Walked Only: 1.4% Greensborough — Walked Only: 1.1%

Bars are drawn against the largest share shown (54.2%).

Setting

Watsonia Greensborough
Elevation 99 m
above sea level, at the suburb centre
 58 m
above sea level, at the suburb centre
Distance to the ocean 19.3 km 21.5 km

NBN connectivity

Watsonia Greensborough
Connectivity score 87/100 76/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 41%
2,543 premises
 9%
9,409 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Watsonia

Easy Commute Middle-Ring Parks Transport Hub

Greensborough

Easy Commute Middle-Ring Parks River Transport Hub

More comparisons

Other comparisons with Watsonia

Watsonia vs Bundoora Watsonia vs Macleod Watsonia vs Watsonia North

Other comparisons with Greensborough

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