Median house price
$1.2M
-4.0% change
VIC · Banyule Council
Lower Plenty, 3093
Est. population · Jun 2025
4,055
Growth (1 yr)
+0.8%
Growth (5 yr)
+0.8%
Median age
45
Median income
$2,160/wk
Employment rate
59.1%
Median house price · 4th Quarter 2025
$1,200,000
Languages at home
13.3%non-English
Most common: Mandarin, Greek, Italian
2021 Census · usual residence
Desirability score
- National parks
- Green suburb
- High desirability
- Excellent transport
- Education hub
Suburb profile
Lower Plenty is a well-connected mid-sized suburb in Banyule Council with everyday amenities close at hand. Well placed between the city and outer suburbs, it offers practical access in every direction. The area suits established families and long-term locals, with plenty of young families in the mix.
Dining is thinner on the ground than in busier metro pockets, so many residents head to neighbouring suburbs for a night out. Parks and open space are a real strength relative to many metro suburbs, easy for walks, sport and weekend downtime. Reasonably walkable — many errands reachable on foot or by bus, with buses linking the suburb to surrounding areas.
Homes cost more here than in most comparable suburbs. Active development is adding new homes and refreshed pockets throughout the suburb.
Community and employment, plus schools and education push the suburb to a good desirability read, even as growth momentum look more ordinary among similar metro suburbs.
At a glance
Lower Plenty snapshot
A quick read of housing, growth, livability, and risk
Median rent
$565/wk
Population (ERP)
4,055
+0.8% annual growth
Dwelling vacancy
5.7%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#12
among Metro Melbourne · Mature
Safety
26th
percentile in state (higher = safer)
Pop. growth
61st
percentile in VIC
Advantage (IRSAD)
10/10
national SEIFA decile
School ICSEA
85th
percentile among schools with ICSEA
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 62.9/100 — Good
- State standing
- Top 20% of Victoria's suburbs
- National rank
- 742nd in Australia
- State rank
- 244th in VIC
- Peer rank
- #12 among Metro Melbourne · Mature suburbs
- Cohort rank
- #178 among Metro Melbourne suburbs
- Data confidence
- 100%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- All types (Sep 2025 (council median))
- $565
- Median house price (4th Quarter 2025)
- $1,200,000
- Median price change
- -4%
Median weekly rent from Victorian government rent reports. Council median fallback may apply where suburb rent is unavailable.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DFFH rent report and Valuer-General property sales report — Department of Families, Fairness and Housing / Department of Transport and Planning (Victoria) · 4th Quarter 2025; Sep 2025 (council median) · Updated · Quarterly releases; council median rent fallback where suburb rent unavailable
Population
Estimated resident population
4,055(June 2025)
+0.8% annual · +0.8% over 5 years · 61th percentile in VIC
Growth figures & methodology
- Annual growth
- +0.8%
- 5-year growth
- +0.8%
- Change in 1 year
- +30
- Change in 5 years
- +32
- Growth rank in VIC
- 61th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~4,150), extrapolated at +0.4% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 3,962
- Median age
- 45
- Median household income / week
- $2,160
- Dwelling vacancy
- 5.7%
- Unoccupied private dwellings
- 89 of 1,558
- Median monthly mortgage
- $2,200
- Employment rate
- 59.1%
- Dwelling mix (houses / semi / flats)
- 1,107 / 308 / 57
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences decreased compared with the previous period.
Offence counts & rates
- Total offences (2026)
- 124
- Against the person
- 18
- Against property
- 70
- Rate per 1,000 residents
- 30.6
- Person-crime prevalence
- About 1 in 220 residents
- State safety percentile
- 25.9th (lower crime is better)
- Decrease (daily rate)
- -4.6%
Most common offence types
- B21 Criminal Damage11
- B321 Residential Non-Aggravated Burglary18
- B41 Motor Vehicle Theft8
- B42 Steal From A Motor Vehicle14
- E21 Breach Family Violence Order10
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- Recorded offences by suburb/town — Crime Statistics Agency (Victoria) · 2025 · Updated
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 2
- Median school ICSEA (2 schools)
- 1,102.5
- Median ICSEA percentile
- 85th
School list
- Lower Plenty Primary SchoolPrimary · Government · ICSEA 1093 · 82th percentile · LBOTE 19% · 95 students · Top SEA quarter 38% · 1.4 km awayView on My School →
- Montmorency South Primary SchoolPrimary · Government · ICSEA 1112 · 87th percentile · LBOTE 23% · 620 students · Top SEA quarter 45% · 1.9 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- ACARA school locations — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
- School ICSEA scores — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Childcare
3 childcare services from OpenStreetMap
- Launchpad Early Learning Centrekindergarten
- Lower Plenty Early Learning CentreMain Roadkindergarten
- Lower Plenty Kindergartenkindergarten
Contributes to desirability score · Education (15%)
Childcare centre count
Data sources & freshness
- Childcare services — OpenStreetMap · current · Updated
Public transport
13 public transport stops in this suburb
- Beleura Gr/Main Rd
- Cheverton Rd/Main Rd
- Heidelberg Golf Club/Main Rd
- Old Eltham Rd/Main Rd
- Prosperity Rd/Main Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- GTFS public transport stops — State transport authority open-data feeds · current · Updated
Amenities
151 nearby amenities within ~1.5 km
1 restaurants · 1 pubs · 2 supermarkets · 1 pharmacies · 5 playgrounds · 4 swimming pools · 1 post offices
Local character & venue list
Local character
- Reasonably walkable — many errands reachable on foot or by bus
- Great for outdoor family life — 11 parks mapped in suburb, 5 playgrounds nearby
- Reasonable bus and transport access — 13 public transport stops
- Strong local sport and recreation — 12 sport and outdoor facilities nearby
- Walkability proxy
- 64/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0.5
- Parks per 1,000 residents
- 2.78
Food & drink(2)
- Lower Plenty HotelPub
- SuwanRestaurant
82 Main Road, Lower Plenty
Shopping(3)
- ALDISupermarket
45 Main Road
- L' Plenty foodSupermarket
101-105 Main Road
Community(3)
- Launchpad Early Learning CentreKindergarten
- Lower Plenty KindergartenKindergarten
- Lower Plenty Primary SchoolSchool
126-144 Main Road
Health & services(4)
- Lower Plenty DentalDentist
25 Carisbrook Crescent, Lower Plenty
- St George's DentalDentist
- Bodyline HealthMedical clinic
17 Main Road, Lower Plenty
- Chemist WarehousePharmacy
Sport & outdoors(21)
- Heidelberg Golf ClubGolf course
- Alma Play ParkPark
- Cheverton Valley ParkPark
- Cleveland Wetland ReservePark
- Glenauburn ParkPark
- Main Road River ReservePark
- Montpelier ReservePark
- Park (2)
- Yarra Valley ParklandsPark
- Playground (5)
- Research Lower Plenty Baseball ClubSports field
- Sports field
- Swimming pool (4)
Transport(4)
4 bus stops
Other(17)
- BottlemartAlcohol
- Bench
- Bicycle Parking
- Drinking water
- Firepit
- Rosehill Road ReserveNature Reserve
- Bodyline HealthParking
- Odyssey House VictoriaParking
- Parking (17)
- Parking Space (83)
- Australia PostPost office
73 Main Road
- Public toilets
- Container Deposit SchemeRecycling
- Shelter
- Araluen CentreSocial Facility
- Odyssey House VictoriaSocial Facility
- TelstraTelephone
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Parks & reserves
10 parks and public open space in this suburb
- Alma Play ParkPark
- Barongarook ReservePark
- Cheverton Valley ParkPark
- Cleveland Wetland ReservePark
- Glenauburn ParkPark
- Leslie Court ReservePark
- Main Road River ReservePark
- Montpelier ReservePark
- Rosehill Road ReserveNature reserve
- Yarra Valley ParklandsPark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 34
- Parks (OSM)
- 11
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Hospitals & GP clinics in suburb
- 5
- Nearest hospital
- Warringal Private Hospital (5.2 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
- Emergency department in suburb
- Not in suburb
- Bodyline HealthMain RoadDoctor
- Chemist WarehousePharmacy
- Lower Plenty DentalCarisbrook CrescentDentist
- Odyssey House VictoriaRehabilitation
- St George's DentalDentist
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 122
- Participants per 1,000 residents
- 30.1
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 24° / 13°
- Rainfall
- 155 mm · ~19 rainy days
Autumn (Mar–May)
- Usual max / min
- 20° / 11°
- Rainfall
- 186 mm · ~23 rainy days
Winter (Jun–Aug)
- Usual max / min
- 14° / 6°
- Rainfall
- 203 mm · ~25 rainy days
Spring (Sep–Nov)
- Usual max / min
- 18° / 9°
- Rainfall
- 207 mm · ~26 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from PPARS statewide register (lodged 2020–2022). Free public PPARS MapServer — applications through ~2022 (service last updated Feb 2024).
73 planning-related records
2021· 15 proposals
August 2021
- One new dwelling Amendment to remove Tree #14 from approved planning permit for the construction of a building greater than 6m in height and vegetation removal34 ROSEHILL ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- Other buildings and works Buildings and Works7 HAVELOCK COURT LOWER PLENTY 3093Permit issued by a delegate of the RA
July 2021
- Other Vegetation Removal For the removal of one (1) Yellow Box (Eucalyptus melliodora) as indicated on the endorsed plan8 MAIN ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- Other Vegetation Removal For the lopping of one (1) Long-leaved Box (Eucalyptus goniocalyx) and the removal of one (1) Yellow Box (Eucalyptus melliodora) as indicated on the endorsed plan134 OLD ELTHAM ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Eucalyptus melliodora (Yellow Box) in the rear setback as per the endorsed plan.322 MAIN ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
June 2021
- Other Vegetation Removal4 Alma StreetNo permit required
- Other buildings and works Development of alterations to an existing dwelling62 OLD ELTHAM ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- Other Vegetation Removal187 Main RoadWithdrawn
- Other Vegetation Removal For the removal of two (2) Corymbia maculata (Spotted Gum), one (1) Alnus incana (Grey Alder), one (1) Eucalyptus sideroxylon (Red Ironbark) and one (1) Eucalyptus nicholli (Narrow Leaved Black Peppermint) as per the endorsed plan.50 Cleveland AvenuePermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Leyland Cypress (Cupressus x leylandii) in the front setback and one (1) Golden Ash (Fraxinus excelsior 'Aurea') in the rear setback as indicated on the endorsed plan80 BONDS ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- Land Subdivision (1-9 lots) 2 lot subdivision (NICO) boundary realignment and creation of carriageway easement390 MAIN ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
May 2021
- Other Vegetation Removal For the removal of one (1) Brittle Gum (Eucalyptus mannifera) one (1) Yellow Box (Eucalyptus melliodora) and the pruning of one (1) Yellow Box (Eucalyptus melliodora) as indicated on the endorsed plan14 VIEW ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
April 2021
- Greater 1 new dwelling but Less 10 Section 72 Amendment188 Main RoadPermit issued by a delegate of the RA
- One new dwelling Development of a building more than six (6) metres in height above natural ground level and native vegetation removal2/158 OLD ELTHAM ROAD LOWER PLENTY 3093Permit issued by a delegate of the RA
- One new dwelling Development of one new dwelling on a lot with a height of greater than 6m and walls heights of greater than 4m in the Significant Landscape Overlay and Environmental Significance Overlay.12 EDWARD WILLIS COURT LOWER PLENTY 3093Permit issued by a delegate of the RA
2020· 25 proposals
December 2020
- Other Vegetation Removal For the removal of one (1) Eucalyptus melliodora (Yellow Box) in the front setback as per the endorsed plan.314 Main RoadPermit issued by a delegate of the RA
- Ext to dwelling or associated structure Section 72 Amendment71 Cleveland AvenuePermit issued by a delegate of the RA
- Ext to dwelling or associated structure Buildings and Works for a Dwelling addition above 6 metres in height and vegetation removal, subject to the Significant Landscape and Vegetation protection Overlays200 Old Eltham RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Yellow Gum (Eucalyptus leucoxylon) in the front setback as indicated on the endorsed plan20 Cheverton RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Manna Gum (Eucalyptus viminalis) in the front setback as indicated on the endorsed plan9-13 Main RoadPermit issued by a delegate of the RA
- Greater 1 new dwelling but Less 10 Section 72 Amendment10 Panorama AvenuePermit issued by a delegate of the RA
- Other Vegetation Removal For the pruning of one (1) Eucalyptus melliodora (Yellow Box) in the rear setback as per the endorsed plan.322 Main RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the pruning of one (1) Yellow Box (Eucalyptus melliodora) in the front setback as indicated on the endorsed plan1/61 Rosehill RoadPermit issued by a delegate of the RA
November 2020
- Other Vegetation Removal For the removal of one (1) Corymbia citriodora (Lemon Scented Gum) in the rear setback as per the endorsed plan.26-28 Cleveland AvenuePermit issued by a delegate of the RA
- Greater 1 new dwelling but Less 10 Development of a second dwelling and alterations to the existing dwelling in DDO, ESO and LSIO20 Longs RoadNOD issued by a delegate
- Other Vegetation Removal For the removal of one (1) Lemon-scented Gum (Corymbia citriodora) and one (1) Silky Oak (Grevillea robusta) as indicated on the endorsed plan13-17 Cleveland AvenuePermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Manna Gum (Eucalyptus viminalis) in the front setback as indicated on the endorsed plan2 Barongarook CourtPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Black Ironbark (Eucalyptus sideroxylon) in the rear setback as indicated on the endorsed plan138 Bonds RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of three (3) Cypress (Cupressus sp.) in the front setback as indicated on the endorsed plan152 Old Eltham RoadPermit issued by a delegate of the RA
- One new dwelling Construction of a building greater than 6m in height and vegetation removal in the Significant Landscape Overlay (Schedule 1), and the removal of native vegetation pursuant to the Vegetation Protection Overlay (Schedule 1) and Clause 52.17 â˜Native Vegetationâ™.34 Rosehill RoadPermit issued by a delegate of the RA
October 2020
- Other Vegetation Removal For the lopping of one (1) River Red Gum (Eucalyptus camaldulensis) in the front setback as indicated on the endorsed plan32 Montpelier DrivePermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Eucalyptus camaldulensis (River Red Gum) in the rear setback as per the endorsed plan.60 Rosehill RoadPermit issued by a delegate of the RA
- Other buildings and works Buildings and works to upgrade an existing stormwater outlet58 Cleveland AvenuePermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Monterey Cypress (Cupressus macrocarpa) in the front setback as indicated on the endorsed plan142 Bonds RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of two (2) Eucalyptus melliodora (Yellow Box) as per the Endorsed Plan.2/36 Cheverton RoadPermit issued by a delegate of the RA
- Other buildings and works Other buildings and works within the dripline of a protected tree - driveway23 Longs RoadPermit issued by a delegate of the RA
- Other Vegetation Removal For the removal of one (1) Long-leaved Box (Eucalyptus goniocalyx) as indicated on the endorsed plan19 Woodfull RoadPermit issued by a delegate of the RA
- Other buildings and works5/161 Main RoadPermit issued by a delegate of the RA
- Tree pruning For the removal of one (1) Candlebark (Eucalyptus rubida) in the rear setback as indicated on the endorsed plan44 Rosehill RoadPermit issued by a delegate of the RA
- Other Vegetation Removal2/167 Main RoadNo permit required
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- PPARS planning permit activity (statewide) — Department of Transport and Planning (Victoria) · 2020–2022 · Updated · MapServer through FY 2022–23; newer data needs council/API access
Hazards
- Bushfire planning zone
- No overlay at centroid
Bushfire overlay checked at suburb centroid via Victorian Bushfire Management Overlay mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Jagajaga
- Member of Parliament
- Kate THWAITES (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 121,269
- Turnout (2025)
- 94.3%
- Swing since 2022 (2025)
- +0.7 pp toward Labor
Two-party preferred (2025)
Coalition 37.1%Labor 62.9%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 4.0 km away).
Coalition 36.3%Labor 63.8%
0.9 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: +2.9 pp toward Labor
Nearest polling places
- Lower PlentyLabor 56.5% · Coalition 43.5% TPP (2025)1.4 km away
- Montmorency SouthLabor 68.0% · Coalition 32.0% TPP (2025)1.7 km away
- MontmorencyLabor 64.3% · Coalition 35.7% TPP (2025)2.6 km away
- YallambieLabor 62.8% · Coalition 37.2% TPP (2025)2.6 km away
- ElthamLabor 68.3% · Coalition 31.6% TPP (2025)2.8 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 10/10
- IRSD decile (2021)
- 10/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Banyule Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of Victoria.