Ben Vieth
40A Bowman Street, Aspendale, Vic 3195
Expressions of Interest Close Tue 30 June 5.00pm
3 3 3
Open Saturday 6 June 3:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Aspendale — Bunurong Country
Originally a site for the Aspendale Park Racecourse in the 1890s, the area evolved from a coastal holiday destination into a permanent residential suburb post-WWII. The racecourse was one of the first in the world to feature a dedicated motor racing track.
A quiet, family-oriented coastal suburb characterized by a mix of mid-century weatherboards and modern architectural luxury homes near the foreshore.
Overall Score
8.2
A high-performing lifestyle suburb with strong fundamentals for families and long-term capital growth.
Name Origin
Named after the racehorse 'Aspen', who won the Newmarket Handicap in 1880 and 1881.
Established
Gazetted 1927
Racing Heritage
Former home to the world's first purpose-built motor racing track.
Beach Access
Features one of the few stretches of Melbourne coastline with direct backyard-to-beach access.
Conservation
Bordered by the RAMSAR-listed Edithvale-Seaford Wetlands.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.0
Steady demand for renovated family homes despite broader economic headwinds.
Amenity
7.5
Excellent beach and park access, though retail is concentrated in neighboring Mordialloc.
Schools
8.5
Highly regarded local primary schools and proximity to quality secondary colleges.
Transport
8.0
Strong rail connectivity via the Frankston line and easy access to Nepean Highway.
Risk Profile
6.5
Primary concerns relate to coastal climate change impacts and localized flooding.
Liveability
9.0
Exceptional outdoor lifestyle with a safe, community-focused atmosphere.
Demographics
8.0
Affluent family-heavy profile with high rates of home ownership.
Rental Demand
7.5
Consistently low vacancy rates due to the suburb's appeal to professional families.
Growth Potential
7.0
Limited land supply and high desirability support long-term value appreciation.
Affordability
3.5
High entry price point makes it inaccessible for many first-home buyers.
Crime & Safety
8.5
Statistically one of the safer bayside corridors with low violent crime rates.
Walkability
6.5
Beachside areas are very walkable, but eastern pockets require a car for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,485,000
March 2026 Estimate
Median Unit
$815,000
Townhouses & Apartments
1yr Growth
4.2%
Steady appreciation
Vacancy Rate
1.1%
Extremely tight market
Family Ratio
74%
Dominant household type
CBD Commute
45-50 min
Via Frankston Train Line
✅ Key Advantages
- Direct access to pristine, safe swimming beaches with no coastal road in some sections.
- Strong sense of community with active local sporting clubs and primary schools.
- Excellent public transport links with a recently upgraded station precinct.
- Proximity to the vibrant Mordialloc cafe and dining precinct without the associated noise.
- Large block sizes compared to inner-city bayside suburbs like Elwood or Brighton.
⚠️ Key Watch-Outs
- Significant price premium for properties on the 'beach side' of Nepean Highway.
- Traffic congestion on Nepean Highway during peak hours and summer weekends.
- Vulnerability to Special Building Overlays (SBO) due to low-lying topography.
- Limited local shopping within the suburb boundaries; residents rely on Mordialloc or Edithvale.
- Noise pollution for properties backing onto the Frankston railway line.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Bayside Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-family dwellings, with an increasing number of luxury townhouses.
Dominant dwelling stock.
💰 Price Range
$850k (Units) – $4.5m+ (Beachfront Houses)
Typical entry to ceiling.
💡 Why It Matters
Aspendale represents the 'sweet spot' of the bayside corridor, offering better value than Parkdale while maintaining a more premium feel than suburbs further south. It is a destination suburb for families prioritizing education and lifestyle.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,485,000
$1.25m – $3.8m
🏢 Unit Median
$815,000
$680k – $1.2m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $780pw, Units $560pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has shown resilience through interest rate cycles, underpinned by low stock levels and high owner-occupier intent.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Melbourne metro house median
Price comparison
📋 Income Ratio
9.8x average household income
Median price ÷ median income
💳 Gross Yield
2.9% - 3.4%
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Aspendale is increasingly a 'second or third' home buyer market. First-home buyers are largely restricted to older units or small townhouses away from the water.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional couples and young families seeking school catchment zones.
💼 Investor Outlook
Capital growth is the primary play here rather than yield. High land value and low vacancy make it a safe 'blue chip' defensive asset.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5%
3-Year Growth
+29.1%
5-Year Growth
📍 Growth Drivers
- Limited supply of bayside land.
- Ongoing gentrification of 1960s-70s housing stock.
- High demand for Aspendale Primary School catchment.
- Improved rail infrastructure and level crossing removals.
⛔ Headwinds
- Rising insurance premiums for coastal/flood-prone properties.
- High entry price limiting the pool of potential buyers.
- Potential for increased density in transport corridors.
🔮 5-Year Outlook
Expect steady outperformance of the broader Melbourne market as 'lifestyle' remains a top priority for high-income earners.
🛡️ 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 metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic/Hooning: Medium
📋 What to Check Locally
Standard home security is sufficient; focus on securing properties near the beach access paths where foot traffic is higher.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental factors are the primary long-term risk, specifically related to the suburb's low elevation.
🌊 Flood Risk
Moderate risk; several areas are subject to the Special Building Overlay (SBO) and Land Subject to Inundation Overlay (LSIO).
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
Expect higher premiums for properties within 200m of the foreshore or those identified in flood overlays.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 3 (GRZ3)
🔲 Overlays
Special Building Overlay (SBO), Land Subject to Inundation Overlay (LSIO), Vegetation Protection Overlay (VPO).
🏗️ Development Hotspots
Consolidation of older blocks for side-by-side townhouses near the station.
Overlays can significantly impact renovation costs and development potential. Always check the section 32 for drainage easements.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access and bike paths, though Nepean Hwy is a bottleneck.
🛍️ Amenity & Retail
High for recreation; moderate for retail/dining within the suburb itself.
🌲 Parks & Recreation
Abundant, including the foreshore reserve and Regents Park.
🏫 Schools
Top-tier local primary options; zoned for Mordialloc College.
🏥 Healthcare
Good access to local GPs; 15 mins to Sandringham or Frankston Hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community with a high proportion of families and maturing couples.
💵 Median Income
$115,000 - $130,000 per household
🏠 Ownership
78% owner-occupied (including with mortgage)
🎂 Age Profile
Median age 41
🎓 Education
High; over 35% of residents hold a bachelor's degree or higher.
📊 Age Distribution
High owner-occupancy rates typically lead to better property maintenance and stronger community cohesion.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Recent focus has been on rail infrastructure; future focus is on coastal protection.
📈 Positive Impacts
- Completion of level crossing removals has improved local traffic flow.
- Upgraded Aspendale Station facilities and pedestrian access.
- Ongoing foreshore erosion management and beach renourishment.
📉 Negative Impacts
- Increased medium-density development changing the 'village' feel.
- Construction noise from localized townhouse developments.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mordialloc
Position
North
Price
Slightly more affordable for houses
Lifestyle
More commercial, busier nightlife, higher density.
Best for
Younger professionals and socialites.
📍Edithvale
Position
South
Price
More affordable
Lifestyle
Very similar beach vibe but slightly further from CBD.
Best for
Families seeking better value for money.
📍Aspendale Gardens
Position
East
Price
Significantly more affordable
Lifestyle
Inland, no beach access, purely residential/estates.
Best for
Budget-conscious families needing large modern homes.
📍Parkdale
Position
North-West
Price
More expensive
Lifestyle
More prestigious, closer to private schools.
Best for
High-wealth families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Hampton
VIC
8.5/10
Bayside lifestyle with strong school focus and rail links.
Cronulla
NSW
8.1/10
Coastal suburb with direct train line and strong community identity.
Scarborough
WA
7.9/10
Premier coastal family suburb with significant recent infrastructure.
Beaumaris
VIC
8.7/10
High-end bayside living with a focus on mid-century architecture.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, often citing the 'safe' beach and the ability to walk to the station as the primary draws.
★★★★★
Family Life
The best place to raise kids. They can walk to the beach and the primary school is fantastic.
Safe
Community
★★★★☆
Transport
The train is reliable, but Nepean Highway is a nightmare in the summer heat.
Train Access
Traffic
★★★★★
Lifestyle
Quiet streets and lovely neighbors. I moved from the city and haven't looked back.
Peaceful
★★★☆☆
Affordability
I could only afford a unit on the highway side, but at least I'm in the postcode.
Pricey
Location
★★★★☆
Amenities
We need a few more cafes here so we don't always have to go to Mordialloc.
Quiet
Retail Gap
★★★★☆
Rental Market
Hard to find a place, but worth it for the morning beach runs.
Competitive
Outdoors
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize the 'beach side' of Nepean Highway for long-term capital growth.
- Check for Special Building Overlays (SBO) which are common in this low-lying area.
- Look for unrenovated 1970s homes on large blocks for value-add potential.
- Verify school zone boundaries as they are strictly enforced for Aspendale Primary.
- Attend auctions to gauge true market sentiment; private sales are often overpriced.
❓ Questions to Ask the Agent
- Is this property subject to any Special Building Overlays or flood inundation risks?
- What is the exact walking distance to the nearest beach access point?
- Are there any planned medium-density developments in the immediate street?
- Has the property had any history of drainage issues during heavy rain?
- What are the current school zone boundaries for this specific address?
- How has the salt air affected the external fixtures and window frames?
- Are there any easements on the block that would prevent a future pool or extension?
🏷️ Seller Strategy
- Highlight beach access and school proximity as the primary selling points.
- Professional styling is essential to compete with the high-end new builds in the area.
- Ensure all drainage and flood mitigation works are documented for the Section 32.
- Spring and early Summer are the peak selling windows for bayside properties.
- Target young families from inner-east suburbs looking for lifestyle shifts.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that balances work-from-home peace with easy city access.
💼 Investment Case
High-income tenant pool and scarcity of land make it a strong capital growth play.
⚠️ Investment Risks
Low rental yields and potential for high maintenance on older coastal properties.
📈 Action Plan
- Target 2-3 bedroom townhouses within 500m of the station.
- Avoid properties directly on Nepean Highway due to higher vacancy risk.
- Budget for higher insurance premiums.
- Focus on long-term holding (10+ years).
🔑 Renter Tips
- Have your application ready before the first inspection.
- Highlight stable employment and local ties.
- Consider older units for better value.
🏘️ What Renters Love Here
Safe environment and amazing recreational facilities.
⚠️ Renter Watch-Outs
Limited rental stock and high competition.
🏢 Landlord Strategy
- Regularly maintain gutters and drainage to mitigate flood risks.
- Consider pet-friendly policies to attract long-term family tenants.
- Invest in high-quality cooling for the summer months.
📋 Compliance & Management
Ensure all coastal-specific maintenance (salt air protection) is addressed to prevent long-term structural issues.
🤝 Agent Insights
- Stock levels remain 15% below the 5-year average.
- Buyers are increasingly asking about climate resilience and flood history.
- Off-market transactions are becoming more common for premium beachfront lots.
🎯 Marketing Angles
The '15-minute lifestyle': Beach, train, and schools all within a short walk.
👤 Target Buyer Profile
Upgrading families from Glen Iris, Malvern, and Bentleigh.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood overlay status on VicPlan.
✓
Check the Section 32 for any drainage or sewerage easements.
✓
Conduct a professional building inspection with a focus on salt-related corrosion.
✓
Confirm school catchment via findmyschool.vic.gov.au.
✓
Review the Kingston Council's Coastal Management Plan.
✓
Test commute times during peak hour on both the train and Nepean Highway.
✓
Check for any heritage overlays on older dwellings.
✓
Assess the condition of the roof and guttering for coastal wear.
✓
Investigate local crime stats via the Crime Statistics Agency Victoria.
✓
Review recent comparable sales within a 1km radius from the last 6 months.
✓
Check the proximity to the railway line for noise and vibration impact.
✓
Verify the status of any nearby level crossing removal 'legacy' projects.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 kingston.vic.gov.au
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 crimestatistics.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. Market conditions can change rapidly. This information is for general due-diligence purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making a purchase.
