Tarwin Lower vs Buffalo
On school quality, the average ICSEA across schools serving Buffalo (1011) sits above Tarwin Lower (1001). Tarwin Lower skews owner-occupied (88%), Buffalo runs more rental-dense (74% owner).
Buying in Tarwin Lower or Buffalo?
Selling in Tarwin Lower? The free selling guide
Tarwin Lower and Buffalo side by side
| Measure | Tarwin Lower | Buffalo |
|---|---|---|
| Renting | ||
| Owner occupied | 88.0% | 74.0% |
| Renter occupied | 11.0% | 14.0% |
| Schools | ||
| Schools nearby | 20 | 7 |
| Average ICSEA | 1001 | 1011 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 5 |
| Population | 462 | 284 |
| Median age | 53 | 47 |
| Climate | ||
| Annual rainfall | 831 mm | 904 mm |
| Mean max, January | 23.9°C | 24.0°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
- For buyers
- We don't yet have verified suburb-level medians for one or both of these suburbs. Check the individual profiles for the data we do publish, and the methodology page for how we source it.
- For investors
- Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
- For families
- Buffalo edges out on average school ICSEA (1011 vs 1001).
Tarwin Lower vs Buffalo: common questions
Does Tarwin Lower or Buffalo have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Buffalo scores 1011 vs 1001 in Tarwin Lower. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
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The two suburbs
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Choosing between Tarwin Lower and Buffalo?
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