Westmeadows vs Greenvale

Greenvale is the younger of the two, with a median age of 35 against 39 in Westmeadows. In both, most households own their home and the large majority of homes are detached houses. In Greenvale, most households are couple families. Houses cost more in Greenvale: a median of $872,000, against $758,000 in Westmeadows, and rent is higher there too. Westmeadows is closer to the city centre: 20.5 km, against 24.7 km. On these figures, Westmeadows tends to suit people living alone, while Greenvale suits families with children and 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

Greenvale

ahead on 6 of the 6 things we measure here

  • has more schools inside the suburb (7 vs 1)
  • has more childcare (16 vs 4)
  • has more parks and reserves (34 vs 16)

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

First-home buyers

Westmeadows

ahead on 2 of the 4 things we measure here

  • has cheaper land ($635,000 vs $755,000)
  • has cheaper houses ($758,000 vs $871,800)
  • But Greenvale has cheaper units ($525,000 vs $603,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Westmeadows

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (26% vs 12%)
  • has cheaper rent ($360/wk vs $430/wk)

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

Commuting to the city

Westmeadows

ahead on the one thing that separates them

  • sits closer to the CBD (20.5 km vs 24.7 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Westmeadows has more units and townhouses to downsize into (23% vs 3%)
  • Greenvale has more GPs (4 vs 1)

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

Investors

Greenvale

ahead on the one thing that separates them

  • is growing faster (37.6% vs 11.2%)

Weighs house yield and population growth.

Where they sit

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

Westmeadows Greenvale
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.

Westmeadows Greenvale
Walkability 75 / 75
Westmeadows — Walkability: 75/100 Greenvale — Walkability: 75/100
Safety 36 / 49
Westmeadows — Safety: 36/100 Greenvale — Safety: 49/100
Low fire risk 64 / 66
Westmeadows — Low fire risk: 64/100 Greenvale — Low fire risk: 66/100
Low flood risk 54 / 81
Westmeadows — Low flood risk: 54/100 Greenvale — Low flood risk: 81/100

Demographics

Greenvale has more residents (21,274 vs 6,502); Greenvale has higher household incomes ($117,624 vs $81,328).

Westmeadows Greenvale
Population 6,502 21,274
+227% vs other
Population trend (2016 → 2021) +11.2% +37.6%
Median age 39 35
Median household income $81,328/yr $117,624/yr
+45% vs other
Median weekly rent $360/wk $430/wk
+19% vs other

Age profile

Share of residents in each band, 2021 Census.

Westmeadows Greenvale
0-4 6.2% / 7.2%
Westmeadows — 0-4: 6.2% Greenvale — 0-4: 7.2%
5-14 10.8% / 14.1%
Westmeadows — 5-14: 10.8% Greenvale — 5-14: 14.1%
15-19 5.1% / 6.6%
Westmeadows — 15-19: 5.1% Greenvale — 15-19: 6.6%
20-24 5.6% / 7.0%
Westmeadows — 20-24: 5.6% Greenvale — 20-24: 7.0%
25-34 15.6% / 14.7%
Westmeadows — 25-34: 15.6% Greenvale — 25-34: 14.7%
35-44 13.9% / 14.4%
Westmeadows — 35-44: 13.9% Greenvale — 35-44: 14.4%
45-54 11.5% / 13.4%
Westmeadows — 45-54: 11.5% Greenvale — 45-54: 13.4%
55-64 12.3% / 12.1%
Westmeadows — 55-64: 12.3% Greenvale — 55-64: 12.1%
65-74 10.9% / 7.3%
Westmeadows — 65-74: 10.9% Greenvale — 65-74: 7.3%
75-84 6.0% / 2.7%
Westmeadows — 75-84: 6.0% Greenvale — 75-84: 2.7%
85+ 2.1% / 0.6%
Westmeadows — 85+: 2.1% Greenvale — 85+: 0.6%

Bars are drawn against the largest share shown (15.6%).

Who lives together

Household composition, 2021 Census.

Westmeadows 40.0% couple families
Westmeadows — Couple Families: 40.0% Westmeadows — Lone Person: 34.3% Westmeadows — One Parent Families: 21.5% Westmeadows — Group Household: 2.8% Westmeadows — Other Families: 1.3%
Greenvale 71.7% couple families
Greenvale — Couple Families: 71.7% Greenvale — Lone Person: 11.8% Greenvale — One Parent Families: 14.4% Greenvale — Group Household: 1.0% Greenvale — 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.

Westmeadows 26.0% renting
Westmeadows — Owned Outright: 34.5% Westmeadows — Mortgage: 39.4% Westmeadows — Renting: 26.0%
Greenvale 12.5% renting
Greenvale — Owned Outright: 32.5% Greenvale — Mortgage: 55.0% Greenvale — Renting: 12.5%
Owned outright Mortgage Renting

Qualifications

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

Westmeadows Greenvale
Certificate III & IV 14.4% / 11.4%
Westmeadows — Certificate III & IV: 14.4% Greenvale — Certificate III & IV: 11.4%
Bachelor Degree 9.5% / 13.4%
Westmeadows — Bachelor Degree: 9.5% Greenvale — Bachelor Degree: 13.4%
Advanced Diploma / Diploma 8.3% / 8.4%
Westmeadows — Advanced Diploma / Diploma: 8.3% Greenvale — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 2.5% / 3.7%
Westmeadows — Postgraduate Degree: 2.5% Greenvale — Postgraduate Degree: 3.7%
Graduate Diploma / Certificate 1.6% / 1.5%
Westmeadows — Graduate Diploma / Certificate: 1.6% Greenvale — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (14.4%).

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.

Westmeadows Greenvale
Italy 3.1% / 3.4%
Westmeadows — Italy: 3.1% Greenvale — Italy: 3.4%
Iraq — / 3.9%
Westmeadows — Iraq: not among its largest Greenvale — Iraq: 3.9%
India 1.3% / 2.2%
Westmeadows — India: 1.3% Greenvale — India: 2.2%
Sri Lanka 1.2% / 2.2%
Westmeadows — Sri Lanka: 1.2% Greenvale — Sri Lanka: 2.2%
Lebanon 1.1% / 1.8%
Westmeadows — Lebanon: 1.1% Greenvale — Lebanon: 1.8%
England 1.9% / —
Westmeadows — England: 1.9% Greenvale — England: not among its largest

Bars are drawn against the largest share shown (3.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Westmeadows 76.9% houses
Westmeadows — Houses: 76.9% Westmeadows — Townhouses: 22.3% Westmeadows — Flats / Apartments: 0.8%
Greenvale 96.8% houses
Greenvale — Houses: 96.8% Greenvale — Townhouses: 3.0% Greenvale — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Westmeadows Greenvale
Median house price $758,000 $871,800
Median unit price $603,000 $525,000
Median land price $635,000 $755,000
Typical days to sell (houses) 22 days
from 45 sales
 26 days
from 429 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.

Westmeadows Greenvale
3 bed $742K / $738K
Westmeadows — 3 bed: $742K (88 sales) Greenvale — 3 bed: $738K (108 sales)

88 vs 108 sales

4 bed $805K / $865K
Westmeadows — 4 bed: $805K (30 sales) Greenvale — 4 bed: $865K (371 sales)

30 vs 371 sales

5 bed $830K / $1.2M
Westmeadows — 5 bed: $830K (7 sales) Greenvale — 5 bed: $1.2M (83 sales)

7 vs 83 sales

Zoning mix

Greenvale has more rural and farming land (11% vs 0%).

Westmeadows Greenvale
Residential 46% 41%
Parks and recreation 29% 30%
Infrastructure and transport 8% 16%
Rural and farming 0% 11%
Commercial 10% 0%
Industrial 7% 0%
Other and special use 0% 2%
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

Westmeadows Greenvale
New dwellings approved 3,063
across Hume
same for both
Approvals change year on year +0%
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.

Westmeadows Greenvale
Houses 4.1%
$590/wk on $755K
 4.2%
$700/wk on $875K
Units —
same for both

Ranking within VIC

Westmeadows Greenvale
House price Higher than 48% of VIC Higher than 58% of VIC
Income — Higher than 90% of VIC
Schools — Higher than 43% of VIC
Walkability Higher than 92% of VIC Higher than 91% of VIC
Affordability — Higher than 79% of VIC
EV adoption Higher than 63% of VIC Higher than 79% of VIC
NBN connectivity Higher than 95% of VIC Higher than 96% of VIC
Rental yield (houses) Higher than 71% of VIC Higher than 77% of VIC

Liveability

Greenvale scores higher overall (63 vs 46).

Westmeadows Greenvale
Grade C B
Score 46/100 63/100
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 8/10

Risk profile

Westmeadows carries more flood risk (46 vs 19); Westmeadows carries more crime risk (64 vs 51).

Westmeadows Greenvale
Bushfire Low
36/100
 Low
34/100
Crime Moderate
64/100
 Moderate
51/100
Flood Moderate
46/100
 Low
19/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 12
within 5 km
 3
within 5 km

Schools

Westmeadows Greenvale
Inside the suburb 1 7
Rated above peers 0 1
Rated at peers 1 4
Rated below peers 0 2

Schools in Westmeadows

  • Westmeadows Primary School Government · Primary at peers

Schools in Greenvale

  • St Carlo Borromeo School Catholic · Primary above peers
  • Aitken College Independent · Combined at peers
  • Greenvale Primary School Government · Primary at peers
  • Greenvale Secondary College Government · Secondary at peers
  • Kolbe Catholic College Catholic · Secondary at peers
  • Keelonith Primary School Government · Primary below peers

Amenities in the suburb

Westmeadows Greenvale
Supermarkets 1 2
Cafes & restaurants 7 3
Parks & reserves 16 34
Childcare 4 16
GPs 1 4
Pharmacies 1
same for both
Banks & Bank@Post 0 1
Fuel stations 2 3
Waterways 1 24

Mobility

Greenvale sits further from the CBD (24.7 km vs 20.5 km).

Westmeadows Greenvale
Walkability score 75/100
same for both
Distance to Melbourne 20.5 km 24.7 km
+20% vs other
Drive time (normal traffic) 27 min 31 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 135.8
7-9am + 5-7pm
 223.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 3049
 1.1%
postcode 3059
Rooftop solar per 100 dwellings 29
postcode 3049
 52
postcode 3059

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.

Westmeadows Greenvale
Car (driver) 68.7% / 67.1%
Westmeadows — Car (driver): 68.7% Greenvale — Car (driver): 67.1%
Worked from Home 23.1% / 26.1%
Westmeadows — Worked from Home: 23.1% Greenvale — Worked from Home: 26.1%
Car (passenger) 3.6% / 4.1%
Westmeadows — Car (passenger): 3.6% Greenvale — Car (passenger): 4.1%
Train 2.8% / 1.8%
Westmeadows — Train: 2.8% Greenvale — Train: 1.8%
Walked Only 0.8% / 0.3%
Westmeadows — Walked Only: 0.8% Greenvale — Walked Only: 0.3%
Bus 0.7% / 0.4%
Westmeadows — Bus: 0.7% Greenvale — Bus: 0.4%

Bars are drawn against the largest share shown (68.7%).

Setting

Westmeadows Greenvale
Elevation 90 m
above sea level, at the suburb centre
 175 m
above sea level, at the suburb centre
Distance to the ocean 18.4 km 22.9 km

NBN connectivity

Westmeadows Greenvale
Connectivity score 88/100 90/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 53%
2,771 premises
 77%
7,691 premises

Climate

Westmeadows Greenvale
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

Air quality (annual mean)

Westmeadows Greenvale
PM2.5 — 3.9 µg/m³
PM10 18.9 µg/m³ —
NO₂ —
same for both

Council rates

Westmeadows Greenvale
Average residential rate $1,715/yr
same for both
Council Hume
same for both

Federal electorate

Westmeadows Greenvale
Division Calwell
same for both
Member Basem Abdo
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Westmeadows Greenvale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Westmeadows

Middle-Ring Parks River Townhouses

Greenvale

Large Blocks Multicultural Outer Parks Quiet

More comparisons

Other comparisons with Westmeadows

Westmeadows vs Meadow Heights Westmeadows vs Broadmeadows Westmeadows vs Gladstone Park Westmeadows vs Tullamarine Westmeadows vs Attwood Westmeadows vs Jacana

Other comparisons with Greenvale

Greenvale vs Craigieburn Greenvale vs Roxburgh Park Greenvale vs Meadow Heights Greenvale vs Attwood Greenvale vs Bulla Greenvale vs Oaklands Junction
Full data on Westmeadows Full data on Greenvale
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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