Lower PlentyVIC · suburb profile
VIC 3093 · Banyule
Daily life in Lower Plenty is marked by a strong sense of community and family orientation. With 31.9% of residents working from home, the suburb offers a conducive environment for remote work, which is higher than the Victorian average of 25.7%. Commuting is primarily done by car, with 46.6% of residents driving to work, while public transport usage is relatively low at 2.3%. The suburb's high median household income of $2,160 per week reflects its affluent nature.
Sales · 12 months to August 2026
What property sold for in Lower Plenty
Houses · Lower Plenty is a quiet market for houses: 25 sales in the 12 months to August 2026, with a median around $1,450,000.
Houses
$1.45m
median of 25 sales
Too few sales to be reliable — treat as a rough guide
Half sold between $1.15m and $2.55m.
Last sold within the past two weeks
Units
$670k
median of 17 sales
Too few sales to be reliable — treat as a rough guide
Half sold between $545k and $730k.
Last sold two to four months ago
Townhouses
$825k
median of 13 sales
Too few sales to be reliable — treat as a rough guide
Half sold between $691k and $951k.
Last sold within the past month
55 sales on record · data to 30 August 2026
Since 2022
How prices have moved
- Houses
- Units
- Townhouses
Dashed lines and hollow points are part years — incomplete, so a dip may only mean fewer sales have happened yet. A break in a line is a year with no published figure, not a fall to zero.
| Year | Houses | Units | Townhouses |
|---|---|---|---|
| 2026 · part year | $1.64m | $648k | $788k |
| 2025 · part year | $1.39m | $640k | $788k |
| 2024 | $1.34m | ||
| 2023 | $1.34m | $610k | |
| 2022 | $1.35m | $687k |
Quarter by quarter
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $1.64m | 5 | +30.8%low confidence5 sales this quarter, 11 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $1.25m | 11 |
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $648k | 8 |
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $825k | 5 | -0.4%low confidence5 sales this quarter, 5 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $828k | 5 |
A change is marked low confidence where either quarter had fewer than 30 sales. The medians are real; with a handful of sales the movement between them is mostly which homes happened to change hands, not the market moving.
Last 12 months
What an extra bedroom costs in Lower Plenty
Houses
In Lower Plenty, over the last 12 months, a four-bedroom house has a median of $1.59 million from 10 sales, while a three-bedroom house has a median of $1.15 million from 9 sales.
| Bedrooms | Median | Sales |
|---|---|---|
| 3 | $1.15m | 9 · few |
| 4 | $1.59m | 10 · few |
Units
In Lower Plenty, over the last 12 months, a two-bedroom unit has a median of $645,000 from 13 sales.
| Bedrooms | Median | Sales |
|---|---|---|
| 2 | $645k | 13 · few |
Townhouses
In Lower Plenty, over the last 12 months, a two-bedroom townhouse has a median of $691,000 from 6 sales, while a three-bedroom townhouse has a median of $910,000 from 6 sales.
| Bedrooms | Median | Sales |
|---|---|---|
| 2 | $691k | 6 · few |
| 3 | $910k | 6 · few |
Counts with fewer than five sales are left out rather than estimated, and bigger does not always mean dearer — a bedroom count with few sales can be pulled either way by the particular homes that happened to change hands.
1 school · 2025 figures
Who goes to school in Lower Plenty
All schools · Lower Plenty has a single school, with 95 students.
Schools here
1
1 primary
Students, all schools
95
2025 · −33.6% since 2015
At primary schoolsStudents at schools whose type is “Primary”. It excludes children in primary years at a Prep-to-12 college — they are counted in the tile beside this one. This number answers “are the primary schools here filling or emptying?”
−19.5%
95 students · five years
Children in primary yearsChildren in Years 1–6 at any school, including Prep-to-12 colleges. This answers “are there still young families here?” — a different question from the tile on the left, which is why the two can move in opposite directions.
Prep and ungraded students are counted separately again; see the chart below.
−16.7%
85 · Years 1–6, anywhere
11 years · two ways to read them
Enrolments, 2015–2025
The same students, counted two ways — by the kind of school they attend, and by the year they are in. They answer different questions and can point in different directions. Both views are in the page; the buttons only change which is visible.
Enrolments in Lower Plenty have fallen 33.6% over 10 years.
- Primary schools
Show data table
| Year | Primary schools |
|---|---|
| 2015 | 143 |
| 2016 | 153 |
| 2017 | 169 |
| 2018 | 164 |
| 2019 | 157 |
| 2020 | 118 |
| 2021 | 80 |
| 2022 | 57 |
| 2023 | 90 |
| 2024 | 126 |
| 2025 | 95 |
Which schools in Lower Plenty are filling and which are emptying. A school that covers Prep to Year 12 is counted once, in its own line — its primary-age students are not in the primary schools line.
- Years 1–6
- Prep & ungradedTwo groups that sit outside the numbered year levels: Prep — the first year of school, which the national data does not number — and ungraded students at specialist schools, who are not placed in a year level at all.
A suburb with a specialist school will have a large line here.
Show data table
| Year | Years 1–6 | Prep & ungraded | All students |
|---|---|---|---|
| 2015 | 114 | 29 | 143 |
| 2016 | 130 | 23 | 153 |
| 2017 | 139 | 30 | 169 |
| 2018 | 150 | 14 | 164 |
| 2019 | 138 | 19 | 157 |
| 2020 | 102 | 16 | 118 |
| 2021 | 69 | 11 | 80 |
| 2022 | 47 | 10 | 57 |
| 2023 | 79 | 11 | 90 |
| 2024 | 108 | 18 | 126 |
| 2025 | 85 | 10 | 95 |
This counts children by the year they are in, not by the kind of school they attend — so a Prep-to-12 college contributes to every line. The three add up to every student in the suburb.
2025 · ACARA
The school in Lower Plenty
Ordered by size, not by results — 1 government, 0 Catholic and 0 independent. Schools with more than one campus are counted once.
What these columns mean
- Type
- Prep-to-12 is one school a child can start and finish at without changing schools. Specialist schools also appear as Prep-to-12.
- 5 yr
- Change in enrolments against five years ago, not against last year. Enrolments move slowly, so a single year is mostly noise.
| School | Sector | Type | Students | 5 yr | 10 yr |
|---|---|---|---|---|---|
| Lower Plenty Primary School | Government | Primary | 95 | −19.5% | −33.6% |
Government zoning
Which catchments cover Lower Plenty
8 government catchments cover Lower Plenty — 4 secondary and 4 primary — so which one applies depends on the address, not the suburb.
| CatchmentThe area around a government school where living there guarantees your child a place. Boundaries follow streets, not suburb lines, so an address near the edge of a suburb may be zoned elsewhere. They are redrawn each year. | Level |
|---|---|
| Eltham High School | Secondary |
| Montmorency Secondary College | Secondary |
| Templestowe College | Secondary |
| Viewbank College | Secondary |
| Lower Plenty Primary School | Primary |
| Montmorency South Primary School | Primary |
| Streeton Primary School | Primary |
| Viewbank Primary School | Primary |
The read
What living here is actually like
Lower Plenty is a suburb with a total population of 3,961, characterized by a median age of 45, which is notably higher than the Victorian average of 38. The gender distribution is relatively balanced with 48.1% male and 51.9% female. The suburb has a significant proportion of families, with 45.7% being couples with children and 41.6% couples without children. The area is predominantly occupied by separate houses, accounting for 75.4% of the housing stock, which is slightly above the Victorian average of 73.4%.
Buyer fit
Who this suburb suits
One score per buyer type, out of 100, built from the demographic, housing and commute profile. Strongest first.
Buyer-fit score
Lower Plenty · 0–100
Show data table
| Buyer type | Score |
|---|---|
| Families | 85 |
| Professionals | 78 |
| Retirees | 75 |
| Investors | 65 |
| First home buyers | 60 |
Why families score highest
The signals doing the work
- High percentage of family households at 72.6%
- Predominance of separate houses (75.4%) suitable for families
- Good education levels with 35.0% holding bachelor's degrees or higher
- High median family income of $2,708 per week
Against the state
How Lower Plenty differs from Victoria
Every bar is this suburb. The vertical tick is the Victorian figure — the gap between them is the story.
Housing & movement
What’s built here, and how people leave in the morning
Dwelling mix
Share of occupied private dwellings
Show data table
| Dwelling type | Share |
|---|---|
| Apartments | 3.9% |
| Separate houses | 75.4% |
| Townhouses | 21% |
How people get to work
Method of travel, 2021 Census
Show data table
| Method | Share |
|---|---|
| Worked from home | 31.9% |
| Drove a car | 46.6% |
| Public transport | 2.3% |
| Walked only | 0.6% |
| Car passenger | 2.1% |
Costs 2021 Census
Census figures, collected in 2021. Rents and repayments have moved since — for what property is selling for now, see .
Top occupations
Share of the employed workforce
Key highlights
- High median household income of $2,160 per week (vs VIC $1,759)
- Above average education levels with 35.0% holding a bachelor's degree or higher (vs VIC 29.2%)
- Low unemployment rate of 3.9% (vs VIC 5.0%)
- 31.9% of residents work from home, higher than the VIC average of 25.7%
- Predominantly owner-occupied housing with 44.1% owned outright
Things to be aware of
- Higher median age of 45 may not appeal to younger demographics
- Low public transport usage at 2.3% could be a concern for non-drivers
- Limited diversity with 78.8% born in Australia compared to VIC average of 65%
- Higher median monthly mortgage of $2,200 may challenge affordability
- Low rental market presence with only 14.8% of properties rented
Coming soon to this page
Where the richer profile lands
Schools & catchments
Zoned primary and secondary, NAPLAN bands, distances.
Transport & access
Stations, tram routes, drive time to the CBD, walkability.
Development activity
Permits approved, projects underway, zoning changes.
Want to dig into one address in Lower Plenty?
A suburb page gets you this far. For a specific block you get what homes of that size sell for here, the schools that address is zoned to, any subdivisions proposed within 500 m, plus lot dimensions, easements, planning overlays and true sun aspect — free, no account.
X-Ray an address →Data sources
Demographic figures from the Census of Population and Housing © Australian Bureau of Statistics, used under Creative Commons Attribution.
Cadastral and boundary data contains information © State of Victoria (Vicmap), licensed under CC BY 4.0.
Narrative summaries are AI-generated from the underlying data and may contain errors.
School details, enrolments and senior secondary results from the National Schools Data Collection © Australian Curriculum, Assessment and Reporting Authority (ACARA).
School catchment boundaries contain information © State of Victoria (Department of Education), licensed under CC BY 4.0.
Base map © Mapbox © OpenStreetMap. Improve this map at openstreetmap.org/fixthemap.
Informational only — not financial, legal or planning advice. Verify zoning, overlays and catchments with the relevant council before relying on them. Data vintage: 2021 Census.