Joy Zhang
2/7 Huon Grove, Ashburton, Vic 3147
$1,220,000 - $1,342,000
4 3 2
Open Saturday 27 June 11:45 am Auction Saturday 25 July 11:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Ashburton — Wurundjeri Woi-wurrung Country
Originally part of the Hartwell area, Ashburton developed rapidly after the extension of the railway line in the late 19th century. It saw a significant post-WWII housing boom, transitioning from market gardens to a sought-after residential suburb for returning servicemen and families.
Today, Ashburton is a highly desirable 'bridesmaid' suburb to Glen Iris and Camberwell, known for its leafy streets, renovated post-war homes, and a thriving High Street shopping precinct.
Overall Score
8.7
A top-tier Melbourne suburb offering high quality of life with consistent capital growth.
Name Origin
Named after Ashburton Terrace in Cork, Ireland, the home of a local resident, or potentially after Lord Ashburton.
Established
Gazetted 1927
Railway History
The Alamein line was originally part of the Outer Circle Railway.
Green Space
Home to the extensive Gardiners Creek Trail and Warner Reserve.
Village Vibe
High Street is one of Melbourne's most successful local shopping strips.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand from families keeps the market resilient even during broader downturns.
Amenity
9.2
Exceptional local shopping, library, and the Ashburton Pool and Recreation Centre.
Schools
9.5
Access to top-rated Ashburton Primary and proximity to elite private schools.
Transport
8.0
Served by two train stations (Ashburton and Alamein) and multiple bus routes.
Risk Profile
8.5
Low risk of significant price drops due to high land value and owner-occupier dominance.
Liveability
9.4
Quiet streets, abundant parks, and a strong sense of community.
Demographics
8.8
High-income professional families dominate the local population.
Rental Demand
7.8
Strong demand for family homes, though yields are lower due to high purchase prices.
Growth Potential
7.2
Limited by high starting prices, but long-term scarcity drives value.
Affordability
2.5
Well above the Melbourne median, making it inaccessible for many first-home buyers.
Crime & Safety
8.9
Consistently ranks as one of the safer suburbs in the Boroondara LGA.
Walkability
8.2
Very walkable around the High Street precinct and near the train stations.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,250,000
Estimated as of early 2026
Median Unit
$1,150,000
Includes modern townhouses
Family Ratio
78%
High percentage of family households
CBD Commute
25-30 mins
Via the Alamein train line
Park Access
Excellent
Gardiners Creek & Ashburton Park
5yr Growth
24%
Cumulative house price growth
✅ Key Advantages
- Exceptional local shopping village with high-quality cafes and services.
- Highly regarded primary schools including Ashburton Primary and Solway Primary.
- Superb recreational facilities including the Ashburton Pool and Recreation Centre.
- Abundant green space and walking trails connecting to the wider Melbourne network.
- Quiet, safe, and leafy residential streets with a strong community feel.
- Dual train station access providing reliable public transport options.
⚠️ Key Watch-Outs
- High entry price point often requires a significant budget or downsizing.
- The Alamein line is a spur line, sometimes requiring a change at Camberwell.
- Strict heritage and neighborhood character overlays can restrict renovations.
- Traffic congestion on High Street and Warrigal Road during peak hours.
- Limited stock availability as residents tend to hold properties long-term.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Sanctuary
How this suburb feels day-to-day.
🏠 Property Types
Mostly detached 1940s-50s homes, many renovated or rebuilt, and premium townhouses.
Dominant dwelling stock.
💰 Price Range
$1.2m (Units/Townhouses) – $3.5m+ (Large family homes)
Typical entry to ceiling.
💡 Why It Matters
Ashburton offers a more community-focused, 'village' alternative to the grander estates of Camberwell, making it the premier choice for affluent young families in the inner-east.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,250,000
$1.9m – $3.8m
🏢 Unit Median
$1,150,000
$850k – $1.6m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high median reflects the suburb's transition from post-war modest housing to luxury family residences.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
115% above Melbourne metro median
Price comparison
📋 Income Ratio
11.4x average household income
Median price ÷ median income
💳 Gross Yield
2.4% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Ashburton is a premium market where buyers prioritize lifestyle and school zones over immediate rental yield or affordability.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.2%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families and medical staff from nearby hospitals.
💼 Investor Outlook
Capital growth is the primary play here. Low vacancy rates ensure consistent occupancy, but high entry costs result in low cash-flow yields.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+24% cumulative
5-Year Growth
📍 Growth Drivers
- Continued demand for the Ashburton Primary School zone.
- Scarcity of land in the Boroondara LGA.
- Ongoing gentrification of High Street retail precinct.
- High level of owner-occupier investment in renovations.
⛔ Headwinds
- Interest rate sensitivity for high-debt family buyers.
- Limited new land supply for significant development.
- Planning restrictions on medium-density housing.
🔮 5-Year Outlook
Expect steady, moderate growth outperforming the broader Melbourne market due to the 'flight to quality' among family buyers.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Melbourne average crime rate
Relative comparison
Risk Categories
Property Damage: Low
Burglary: Medium
Personal Safety: Low
📋 What to Check Locally
Standard residential precautions apply; the suburb is generally very safe with high levels of passive surveillance.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are financial (high entry cost) and regulatory (planning overlays). Environmental risks are localized.
🌊 Flood Risk
Low risk generally, but properties bordering Gardiners Creek should check Boroondara flood overlays.
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
No significant premiums noted outside of specific creek-adjacent properties.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ3 (Neighbourhood Residential Zone - Schedule 3)
🔲 Overlays
SBO (Special Building Overlay) near creek, HO (Heritage Overlay) in specific historic pockets.
🏗️ Development Hotspots
Small-scale townhouse developments along High Street and near the station.
Boroondara has some of Melbourne's strictest planning controls to preserve neighborhood character.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access via Alamein line; good bus connectivity to Chadstone and Box Hill.
🛍️ Amenity & Retail
High Street offers a full suite of services, from boutique butchers to modern libraries.
🌲 Parks & Recreation
Top-tier access to the Gardiners Creek trail and multiple local playgrounds.
🏫 Schools
A major drawcard; Ashburton Primary is consistently high-performing.
🏥 Healthcare
Close proximity to major hospitals in Malvern and Box Hill.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, established community of professionals and their children.
💵 Median Income
$128,000 pa (Household)
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 39
🎓 Education
62% of residents hold a Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate contributes to the suburb's stability and well-maintained streetscapes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Development is largely restricted to 'knock-down rebuilds' and small townhouse projects.
📈 Positive Impacts
- Modernization of the housing stock.
- Upgrades to the Ashburton Library and Recreation Centre.
- Streetscape improvements along High Street.
📉 Negative Impacts
- Loss of some original post-war character homes.
- Increased traffic on local feeder roads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Glen Iris
Position
North-West
Price
15% more expensive
Lifestyle
More prestigious but less of a 'village' feel than Ashburton.
Best for
Established wealth and larger estates.
📍Malvern East
Position
South
Price
10% more expensive
Lifestyle
Closer to Chadstone Shopping Centre and elite private schools.
Best for
Families wanting proximity to the 'Golden Mile'.
📍Burwood
Position
East
Price
20% more affordable
Lifestyle
More student-heavy due to Deakin University; less consistent streetscapes.
Best for
Investors and budget-conscious families.
📍Camberwell
Position
North
Price
25% more expensive
Lifestyle
Grand heritage homes and a major commercial junction.
Best for
High-net-worth buyers seeking status and scale.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Hampton
VIC
8.6/10
Strong village atmosphere, high family demand, and excellent schools.
Ivanhoe
VIC
8.5/10
Leafy, hilly, family-oriented with strong public transport and elite schools.
Mont Albert
VIC
8.8/10
Quiet, premium residential feel with excellent rail access and school zones.
Glen Waverley
VIC
8.4/10
Strong focus on education and family lifestyle, though more commercialized.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its safety, 'village' lifestyle, and the quality of local schools and parks.
★★★★★
Family Life
The best place in Melbourne to raise kids. Everything is within walking distance, from the library to the pool.
Safety
Convenience
★★★★☆
Entry Market
It was hard to get in, but the townhouse we bought near the station has been a great investment in our lifestyle.
Price
Transport
★★★★★
Community
High Street has everything I need. I rarely have to drive anymore, and the community feel is lovely.
Walkability
Amenities
★★★★☆
Investment
Low yields but zero vacancy. The tenants are always high-quality professionals who look after the property.
Yield
Tenant Quality
★★★★★
Parks and Rec
The Gardiners Creek trail is my sanctuary. You forget you're only 12km from the city.
Nature
★★★★☆
Transport
The Alamein line is reliable, though the weekend frequency could be better.
Rail Link
Frequency
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Ashburton Primary School zone for maximum resale value.
- Check for Heritage Overlays (HO) and Neighborhood Character Overlays (NCO) before planning renovations.
- Look for 'pockets' near the Gardiners Creek trail for the best lifestyle value.
- Be prepared for competitive auctions; have your finance pre-approved.
- Consider the impact of the Alamein line spur—check if your commute requires a change at Camberwell.
- Inspect the drainage and soil type, as some areas have reactive clay.
❓ Questions to Ask the Agent
- Is this property within the Ashburton Primary School catchment zone?
- Are there any heritage or neighborhood character overlays affecting this specific lot?
- Has the property ever been affected by flooding from Gardiners Creek?
- What are the recent comparable sales within a 500m radius?
- Are there any planned developments for the neighboring properties?
- How old is the plumbing and electrical (especially in post-war homes)?
- What is the current zoning and are there any easements on the title?
- Is the property subject to a Special Building Overlay (SBO)?
🏷️ Seller Strategy
- Highlight proximity to High Street and the Ashburton Pool in marketing materials.
- Professional styling is essential to meet the expectations of affluent family buyers.
- Spring is the peak selling season, but low winter stock can often drive higher prices.
- Ensure all renovation works have proper council permits, as Boroondara buyers are diligent.
- Target young families from the inner-city looking for more space.
📣 Positioning Tips
Position the property as a 'forever home' in a safe, community-focused enclave. Emphasize the 'walk-to-everything' lifestyle that High Street provides.
💼 Investment Case
A capital growth play with extremely low vacancy risk.
⚠️ Investment Risks
Low rental yields and high land tax due to high property values.
📈 Action Plan
- Focus on 3-4 bedroom houses with family appeal.
- Look for properties with land value and renovation potential.
- Target the school zones to ensure a constant pool of high-quality tenants.
- Hold long-term (10+ years) to realize capital gains.
🔑 Renter Tips
- Be ready with a complete application; competition for family homes is fierce.
- Look for older units for better value if the High Street lifestyle is your priority.
- Check the proximity to the train station if you don't have a car.
🏘️ What Renters Love Here
Access to elite amenities and a safe environment.
⚠️ Renter Watch-Outs
High rents and limited supply of smaller, affordable units.
🏢 Landlord Strategy
- Maintain the garden and outdoor spaces, as these are high priorities for local tenants.
- Consider long-term leases to attract stable families.
- Regularly review rents to keep pace with the high demand in the area.
📋 Compliance & Management
Boroondara council is strict on property maintenance and tree removals; ensure full compliance.
🤝 Agent Insights
- Stock is tightly held; many buyers are local families upgrading within the suburb.
- School zones are the single biggest driver of price premiums.
- The 'village feel' is the most effective marketing angle.
🎯 Marketing Angles
The 'Perfect Family Sanctuary', 'High Street Village Lifestyle', 'Elite Schooling Precinct'.
👤 Target Buyer Profile
Affluent young families, medical professionals, and local downsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school zone boundaries on findmyschool.vic.gov.au.
✓
Order a detailed planning report to check for all overlays.
✓
Conduct a thorough building and pest inspection, focusing on the sub-floor.
✓
Check the Boroondara Council website for any pending planning applications nearby.
✓
Review the Section 32 for any unusual easements or covenants.
✓
Visit the property during peak hour to assess traffic noise from High St or Warrigal Rd.
✓
Walk the route to the nearest train station to assess actual commute time.
✓
Check for any significant trees on the property that may be protected by council.
✓
Assess the orientation of the block for natural light and solar potential.
✓
Confirm the status of any recent renovations with council building records.
✓
Check the Victorian Heritage Database if the property is in a heritage pocket.
✓
Review the local crime statistics on the Crime Statistics Agency Victoria website.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 boroondara.vic.gov.au
🔗 abs.gov.au
🔗 planning.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 crimestatistics.vic.gov.au
🔗 mapshare.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-06 and contains estimates for the purpose of market analysis. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professionals before making any property purchase.
