Lower Plenty vs Montmorency
House prices, rent and lifestyle, side by side. Every figure shows its period and source.
Bars scale each row to its largest figure.
| Suburb | Lower PlentyBanyule | MontmorencyBanyule |
|---|---|---|
| Price & rent | ||
| Median house priceValuer-General Victoria | $1,360,000 (calendar year 2025) | $1,170,000 (calendar year 2025) |
| Median unit price | $695,500 (calendar year 2025) | $849,500 (calendar year 2025) |
| Median weekly rentDFFH / Census 2021 | $400/wk | $640/wk |
| Gross rental yieldweekly rent x 52 / house price, before costs | 1.53% | 2.84% |
| People | ||
| PopulationABS Census 2021 | 3,962 | 9,250 |
| SEIFA advantage decile | 10/10 | 10/10 |
| Housing | ||
| Houses | 75% | 87% |
| Townhouses | 21% | 12% |
| Apartments/units | 4% | 1% |
| Transport | ||
| Distance to Melbourne CBD | 15.8 km | 17.7 km |
| Train stations | 0 | 17 |
| Tram stops | 0 | 0 |
| Planning & risk | ||
| Flood overlayVicmap Planning | 24% | 7% |
| Bushfire overlayVicmap Planning | 19% | 0% |
| Heritage overlayVicmap Planning | 4% | 1% |
| Schools (zoned government) | ||
| Primary | Lower Plenty Primary School, Montmorency South Primary School, Streeton Primary School, Templestowe Park Primary School, Templestowe Valley Primary School, Viewbank Primary School | Briar Hill Primary School, Lower Plenty Primary School, Montmorency Primary School, Montmorency South Primary School, Sherbourne Primary School, Streeton Primary School, Watsonia Heights Primary School |
| Secondary | Eltham High School, Montmorency Secondary College, Templestowe College, Viewbank College | Eltham High School, Montmorency Secondary College |
| Safety | ||
| Recorded crime (council area)Crime Statistics Agency Victoria, council-wide | Around the state average | Around the state average |
Key differences
- Lower Plenty is higher on median house price (by about 16%).
- Montmorency is higher on median unit price (by about 22%).
- Montmorency is higher on median weekly rent (by about 60%).
- Montmorency is higher on gross rental yield (by about 1.3 percentage points).
- Montmorency is higher on population (by about 134%).
- Lower Plenty is higher on flood overlay share (by about 17 percentage points).
- Lower Plenty is higher on bushfire overlay share (by about 19 percentage points).
- Montmorency has a train station in the suburb; the other doesn't.
Median house price over time
Lower PlentyMontmorency
The median house price in Lower Plenty was $1,360,000 in calendar year 2025 (Valuer-General Victoria); the median unit price was $695,500 in calendar year 2025. The median house price in Montmorency was $1,170,000 in calendar year 2025 (Valuer-General Victoria); the median unit price was $849,500 in calendar year 2025.