Yallambie vs Lower Plenty

Yallambie is the younger of the two, with a median age of 35 against 45 in Lower Plenty. In both, most households own their home and the large majority of homes are detached houses. In Yallambie, most households are couple families. In Lower Plenty, about half of households are couple families. Houses cost more in Lower Plenty: a median of $1.55 million, against $1.03 million in Yallambie, and rent is higher there too. Yallambie is closer to the city centre: 19.7 km, against 24.2 km. On these figures, Yallambie tends to suit couples and buyers on a tighter budget, while Lower Plenty suits people living alone and older residents.

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

Yallambie

ahead on 5 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (20 vs 10)
  • carries lower crime risk (24/100 vs 41/100)

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

First-home buyers

Yallambie

ahead on the one thing that separates them

  • has cheaper houses ($1,033,500 vs $1,550,000)

Weighs house prices and mortgage stress.

Renters

Yallambie

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (26% vs 15%)
  • has cheaper rent ($340/wk vs $400/wk)

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

Commuting to the city

Yallambie

ahead on 2 of the 4 things we measure here

  • is more walkable (63/100 vs 27/100)
  • sits closer to the CBD (19.7 km vs 24.2 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

  • Yallambie is more walkable (63/100 vs 27/100)
  • Lower Plenty has more units and townhouses to downsize into (25% vs 11%)

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

Investors

Yallambie

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.1% vs 2.2%)

Weighs house yield and population growth.

Where they sit

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

Yallambie Lower Plenty
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.

Yallambie Lower Plenty
Walkability 63 / 27
Yallambie — Walkability: 63/100 Lower Plenty — Walkability: 27/100
Safety 76 / 59
Yallambie — Safety: 76/100 Lower Plenty — Safety: 59/100
Low fire risk 100 / 100
Yallambie — Low fire risk: 100/100 Lower Plenty — Low fire risk: 100/100
Low flood risk 52 / 23
Yallambie — Low flood risk: 52/100 Lower Plenty — Low flood risk: 23/100

Demographics

Lower Plenty skews older (45 vs 35); Lower Plenty rents higher ($400/wk vs $340/wk).

Yallambie Lower Plenty
Population 4,161
+5% vs other
 3,962
Population trend (2016 → 2021) +1.1% +1.8%
Median age 35 45
Median household income $120,640/yr
+7% vs other
 $112,320/yr
Median weekly rent $340/wk $400/wk
+18% vs other

Age profile

Share of residents in each band, 2021 Census.

Yallambie Lower Plenty
0-4 6.8% / 4.8%
Yallambie — 0-4: 6.8% Lower Plenty — 0-4: 4.8%
5-14 13.4% / 11.8%
Yallambie — 5-14: 13.4% Lower Plenty — 5-14: 11.8%
15-19 7.2% / 5.9%
Yallambie — 15-19: 7.2% Lower Plenty — 15-19: 5.9%
20-24 7.9% / 5.0%
Yallambie — 20-24: 7.9% Lower Plenty — 20-24: 5.0%
25-34 13.7% / 9.5%
Yallambie — 25-34: 13.7% Lower Plenty — 25-34: 9.5%
35-44 14.5% / 12.2%
Yallambie — 35-44: 14.5% Lower Plenty — 35-44: 12.2%
45-54 13.9% / 14.7%
Yallambie — 45-54: 13.9% Lower Plenty — 45-54: 14.7%
55-64 9.3% / 12.9%
Yallambie — 55-64: 9.3% Lower Plenty — 55-64: 12.9%
65-74 7.9% / 11.8%
Yallambie — 65-74: 7.9% Lower Plenty — 65-74: 11.8%
75-84 4.6% / 7.6%
Yallambie — 75-84: 4.6% Lower Plenty — 75-84: 7.6%
85+ 1.0% / 3.8%
Yallambie — 85+: 1.0% Lower Plenty — 85+: 3.8%

Bars are drawn against the largest share shown (14.7%).

Who lives together

Household composition, 2021 Census.

Yallambie 62.6% couple families
Yallambie — Couple Families: 62.6% Yallambie — Lone Person: 20.7% Yallambie — One Parent Families: 15.2% Yallambie — Group Household: 1.1% Yallambie — Other Families: 0.4%
Lower Plenty 47.6% couple families
Lower Plenty — Couple Families: 47.6% Lower Plenty — Lone Person: 36.6% Lower Plenty — One Parent Families: 12.8% Lower Plenty — Group Household: 1.9% Lower Plenty — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Yallambie 26.5% renting
Yallambie — Owned Outright: 34.3% Yallambie — Mortgage: 39.2% Yallambie — Renting: 26.5%
Lower Plenty 15.1% renting
Lower Plenty — Owned Outright: 45.0% Lower Plenty — Mortgage: 39.9% Lower Plenty — Renting: 15.1%
Owned outright Mortgage Renting

Qualifications

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

Yallambie Lower Plenty
Bachelor Degree 15.8% / 19.0%
Yallambie — Bachelor Degree: 15.8% Lower Plenty — Bachelor Degree: 19.0%
Certificate III & IV 12.5% / 10.5%
Yallambie — Certificate III & IV: 12.5% Lower Plenty — Certificate III & IV: 10.5%
Advanced Diploma / Diploma 9.6% / 9.0%
Yallambie — Advanced Diploma / Diploma: 9.6% Lower Plenty — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 6.4% / 6.4%
Yallambie — Postgraduate Degree: 6.4% Lower Plenty — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 2.9% / 3.6%
Yallambie — Graduate Diploma / Certificate: 2.9% Lower Plenty — Graduate Diploma / Certificate: 3.6%

Bars are drawn against the largest share shown (19.0%).

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.

Yallambie Lower Plenty
England 2.6% / 3.4%
Yallambie — England: 2.6% Lower Plenty — England: 3.4%
China 2.3% / 2.4%
Yallambie — China: 2.3% Lower Plenty — China: 2.4%
India 2.1% / 0.5%
Yallambie — India: 2.1% Lower Plenty — India: 0.5%
New Zealand 1.3% / 0.8%
Yallambie — New Zealand: 1.3% Lower Plenty — New Zealand: 0.8%
Italy 0.8% / 1.1%
Yallambie — Italy: 0.8% Lower Plenty — Italy: 1.1%
Iran 0.7% / 0.7%
Yallambie — Iran: 0.7% Lower Plenty — Iran: 0.7%
Malaysia 1.2% / —
Yallambie — Malaysia: 1.2% Lower Plenty — Malaysia: not among its largest

Bars are drawn against the largest share shown (3.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Yallambie 89.0% houses
Yallambie — Houses: 89.0% Yallambie — Townhouses: 10.4% Yallambie — Flats / Apartments: 0.5%
Lower Plenty 75.4% houses
Lower Plenty — Houses: 75.4% Lower Plenty — Townhouses: 21.0% Lower Plenty — Flats / Apartments: 3.6%
Houses Townhouses Flats / Apartments

Property market

Yallambie Lower Plenty
Median house price $1,033,500 $1,550,000
Median unit price — $645,000
Median land price — $1,085,000
Typical days to sell (houses) 22 days
from 17 sales
 34 days
from 42 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.

Yallambie Lower Plenty
3 bed $950K / $1.15M
Yallambie — 3 bed: $950K (19 sales) Lower Plenty — 3 bed: $1.15M (23 sales)

19 vs 23 sales

4 bed $1.1M / $2.05M
Yallambie — 4 bed: $1.1M (19 sales) Lower Plenty — 4 bed: $2.05M (32 sales)

19 vs 32 sales

Zoning mix

Lower Plenty has more land zoned for conservation (22% vs 0%).

Yallambie Lower Plenty
Other and special use 45% 14%
Residential 41% 44%
Environmental 0% 22%
Parks and recreation 10% 17%
Infrastructure and transport 4% 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

Yallambie Lower Plenty
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.

Yallambie Lower Plenty
Houses 4.1%
$750/wk on $945K
 2.2%
$620/wk on $1.45M
Units —
same for both

Ranking within VIC

Yallambie Lower Plenty
House price Higher than 67% of VIC Higher than 85% of VIC
Income Higher than 91% of VIC Higher than 85% of VIC
Schools —
same for both
Walkability Higher than 88% of VIC Higher than 82% of VIC
Affordability Higher than 69% of VIC Higher than 22% of VIC
EV adoption Higher than 88% of VIC Higher than 94% of VIC
NBN connectivity Higher than 92% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 76% of VIC Higher than 2% of VIC

Liveability

Yallambie is more walkable (63 vs 27); Yallambie scores higher overall (81 vs 68).

Yallambie Lower Plenty
Grade A
same for both
Score 81/100 68/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Lower Plenty carries more crime risk (41 vs 24); Lower Plenty carries more flood risk (77 vs 48).

Yallambie Lower Plenty
Bushfire None
0/100
same for both
Crime Low
24/100
 Moderate
41/100
Flood Moderate
48/100
 High
77/100
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

Yallambie Lower Plenty
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 2
Melbourne (Bundoora) Campus, 4.2 km
 2
Melbourne (Bundoora) Campus, 6.7 km
Full-time students aged 15–24 2.4% 2.9%

Schools in Yallambie

  • Streeton Primary School Government · Primary above peers

Schools in Lower Plenty

  • Lower Plenty Primary School Government · Primary below peers

Amenities in the suburb

Yallambie Lower Plenty
Supermarkets 1 2
Cafes & restaurants 0 2
Parks & reserves 20 10
Childcare 3 4
Pharmacies 0 1
Banks & Bank@Post 1
same for both
Fuel stations 1 0
Waterways 2
same for both

Mobility

Lower Plenty sits further from the CBD (24.2 km vs 19.7 km).

Yallambie Lower Plenty
Walkability score 63/100 27/100
Distance to Melbourne 19.7 km 24.2 km
+23% vs other
Drive time (normal traffic) 32 min 34 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 52.2
7-9am + 5-7pm
 72.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.5%
postcode 3085
 2.0%
postcode 3093
Rooftop solar per 100 dwellings 25
postcode 3085
 30
postcode 3093

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.

Yallambie Lower Plenty
Car (driver) 48.7% / 55.8%
Yallambie — Car (driver): 48.7% Lower Plenty — Car (driver): 55.8%
Worked from Home 32.1% / 38.2%
Yallambie — Worked from Home: 32.1% Lower Plenty — Worked from Home: 38.2%
Walked Only 11.4% / 0.7%
Yallambie — Walked Only: 11.4% Lower Plenty — Walked Only: 0.7%
Car (passenger) 3.4% / 2.5%
Yallambie — Car (passenger): 3.4% Lower Plenty — Car (passenger): 2.5%
Train 3.3% / 1.8%
Yallambie — Train: 3.3% Lower Plenty — Train: 1.8%

Bars are drawn against the largest share shown (55.8%).

Setting

Yallambie Lower Plenty
Elevation 79 m
above sea level, at the suburb centre
 53 m
above sea level, at the suburb centre
Distance to the ocean 18.5 km 18.7 km

NBN connectivity

Yallambie Lower Plenty
Connectivity score 83/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 29%
1,555 premises
 17%
1,739 premises

Climate

Yallambie Lower Plenty
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)

Yallambie Lower Plenty
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Yallambie Lower Plenty
Average residential rate $1,787/yr
same for both
Council Banyule
same for both

Federal electorate

Yallambie Lower Plenty
Division Jagajaga
same for both
Member Kate Thwaites
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Yallambie Lower Plenty
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Yallambie

Large Blocks Middle-Ring Parks Quiet

Lower Plenty

Middle-Ring Premium Townhouses

More comparisons

Other comparisons with Yallambie

Yallambie vs Greensborough Yallambie vs Macleod Yallambie vs Montmorency Yallambie vs Rosanna Yallambie vs Viewbank

Other comparisons with Lower Plenty

Lower Plenty vs Eltham Lower Plenty vs Templestowe Lower Plenty vs Templestowe Lower Lower Plenty vs Montmorency Lower Plenty vs Viewbank
Full data on Yallambie Full data on Lower Plenty
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or