Frank Perri
27 Raymond Street, Blackburn North, Vic 3130
$1,550,000 - $1,650,000
4 2 2
Open Thursday 11 June 2:00 pm Auction Saturday 20 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Blackburn North — Wurundjeri Country
Originally a landscape of orchards and small farms, Blackburn North underwent rapid residential transformation during the 1950s and 60s. It was designed as a middle-class suburb to accommodate Melbourne's post-war population surge, replacing fruit trees with brick veneer family homes.
Today, it is a quiet, leafy residential pocket popular with families and professionals, characterized by well-maintained gardens and an increasing number of modern townhouse redevelopments.
Overall Score
8
A top-tier eastern suburb offering a balanced lifestyle with excellent long-term capital stability.
Name Origin
Named after James Blackburn, an English surveyor and civil engineer who designed the Yan Yean Reservoir.
Established
Post-WWII boom (1950s)
Orchard Heritage
Formerly part of the 'Orchard Belt' of Melbourne's east.
Education Hub
Home to the highly sought-after Blackburn High School.
Green Link
Bordered by the Koonung Creek Trail and linear parklands.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by owner-occupiers, though high interest rates have moderated explosive growth.
Amenity
7
Good local shopping at North Blackburn Shopping Centre, though major retail requires a trip to Box Hill or Doncaster.
Schools
9
Exceptional educational outcomes, particularly within the Blackburn High School catchment area.
Transport
7
Excellent freeway access for drivers; bus-reliant for rail connections to Blackburn or Box Hill stations.
Risk Profile
8
Low-risk investment environment with high land value and stable socio-economic profile.
Liveability
8
High quality of life with abundant parks, low crime, and family-centric community vibes.
Demographics
8
Mature, high-income households with a growing influx of young professional families.
Rental Demand
7
Consistent demand from families wanting to secure addresses within specific school zones.
Growth Potential
7
Strong due to land size and rezoning potential, though limited by existing heritage and landscape overlays.
Affordability
5
Relatively expensive compared to Melbourne medians, but offers better value than neighboring Box Hill or Mont Albert.
Crime & Safety
9
One of the safer pockets in the eastern suburbs with very low rates of violent crime.
Walkability
6
Pockets near the shopping centre are walkable, but most residents rely on vehicles for daily errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,420,000
Estimated March 2026
Median Unit
$915,000
Includes modern townhouses
12mo Growth
4.2%
Steady capital appreciation
Vacancy Rate
1.1%
Extremely tight rental market
Family Ratio
78%
Dominant household type
Open Space
14%
Parkland and trail coverage
✅ Key Advantages
- Highly regarded Blackburn High School catchment drives consistent property demand.
- Immediate access to the Eastern Freeway provides a 20-minute off-peak commute to the CBD.
- Generous block sizes (typically 600sqm+) offer significant renovation or redevelopment potential.
- Low crime rates and quiet, wide residential streets ideal for families.
- Proximity to major employment and retail hubs in Box Hill and Doncaster.
⚠️ Key Watch-Outs
- Significant traffic noise for properties located within 200m of the Eastern Freeway.
- Limited walking distance to train stations; most residents require a bus or car transfer.
- Significant Landscape Overlays (SLO) can restrict tree removal and building footprints.
- High entry price point for first-home buyers compared to outer-eastern suburbs.
- Presence of asbestos in many unrenovated 1950s-60s weatherboard and brick homes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Suburban
How this suburb feels day-to-day.
🏠 Property Types
Predominantly 1960s brick veneer houses, with a growing segment of dual-occupancy townhouses.
Dominant dwelling stock.
💰 Price Range
$850k (Units/Townhouses) to $2.2m (New builds/Large blocks)
Typical entry to ceiling.
💡 Why It Matters
Blackburn North serves as a 'sweet spot' for families who are priced out of Balwyn or Mont Albert but still demand high-quality public schooling and a safe, leafy environment. Its stability makes it a defensive asset in volatile markets.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,420,000
$1.25m – $1.85m
🏢 Unit Median
$915,000
$750k – $1.1m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw, Units $590pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, making well-located townhouses an attractive entry point for those prioritizing the school zone over land size.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Greater Melbourne median
Price comparison
📋 Income Ratio
9.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% - 3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is stretched for single-income households. Most buyers are dual-income professionals or those utilizing equity from previous sales.
🔥 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
High
👤 Tenant Profile
Young families and professional couples, often relocating specifically for school catchments.
💼 Investor Outlook
Strong capital growth prospects and low vacancy make it a safe 'land bank' play, though gross yields are relatively low compared to outer suburbs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+28% cumulative
5-Year Growth
📍 Growth Drivers
- Continued prestige of Blackburn High School.
- North East Link completion improving regional connectivity.
- Ongoing gentrification as older residents downsize and young families renovate.
- Limited new land supply in the inner-east.
⛔ Headwinds
- Rising interest rates impacting middle-market borrowing capacity.
- Strict council planning controls (SLO9) limiting development density.
- Competition from neighboring Box Hill's high-density apartment supply.
🔮 5-Year Outlook
Expect steady growth outperforming the Melbourne average, underpinned by the 'school zone effect' and the suburb's transition into a premium eastern enclave.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
28% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Check local police data for opportunistic car break-ins near shopping centres, which is the most common minor issue.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk profile, with the primary concerns being man-made (noise) or regulatory (planning overlays).
🌊 Flood Risk
Minimal; some Special Building Overlays (SBO) exist near Koonung Creek for localized drainage.
🔥 Bushfire Risk
Negligible risk in this fully urbanized area.
🏦 Insurance Impact
Standard residential premiums apply; no significant 'red-flag' zones for insurers.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Significant Landscape Overlay (SLO9), Special Building Overlay (SBO)
🏗️ Development Hotspots
Middleborough Road corridor and properties adjacent to North Blackburn Shopping Centre.
SLO9 protections mean you may need a permit to remove even non-native trees, which can significantly impact construction costs and timelines.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent freeway access; bus routes 270, 271, and 901 provide connections to rail and major hubs.
🛍️ Amenity & Retail
North Blackburn Shopping Centre provides essential retail; proximity to Box Hill Central for diverse dining.
🌲 Parks & Recreation
Excellent access to Koonung Creek Trail, Slater Reserve, and Nicoll Park.
🏫 Schools
Top-tier public education options; Blackburn High is a major drawcard.
🏥 Healthcare
Close proximity to Box Hill Hospital and Epworth Eastern (approx. 5-10 mins drive).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, affluent community with a high proportion of professionals and a growing multicultural population.
💵 Median Income
$108,000 pa (Household)
🏠 Ownership
72% owner-occupied (including with mortgage), 26% renting
🎂 Age Profile
Median age 41
🎓 Education
High; over 40% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high owner-occupancy rate ensures well-maintained streetscapes and a strong sense of community pride.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focused on infrastructure and retail upgrades rather than high-rise residential.
📈 Positive Impacts
- North East Link project improving long-distance travel times.
- Ongoing upgrades to the North Blackburn Shopping Centre precinct.
- Modernization of Blackburn High School facilities.
📉 Negative Impacts
- Construction disruption near the freeway interchange.
- Increased traffic congestion on Middleborough Road during peak periods.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Blackburn
Position
South
Price
15% more expensive
Lifestyle
More village feel, walking distance to train station.
Best for
Commuters prioritizing rail access.
📍Box Hill North
Position
West
Price
Similar
Lifestyle
Slightly more urbanized, closer to Box Hill CBD.
Best for
Buyers wanting proximity to hospital/hospitality.
📍Doncaster East
Position
North
Price
10% more expensive
Lifestyle
Larger homes, more hilly, no rail access.
Best for
Families seeking larger modern mansions.
📍Nunawading
Position
East
Price
10% cheaper
Lifestyle
More industrial/commercial pockets, better rail access.
Best for
Budget-conscious buyers and renovators.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Waverley
VIC
8/10
Strong school zone focus and mid-century housing stock.
Templestowe Lower
VIC
7/10
Leafy, hilly, and reliant on bus/freeway transport.
Vermont
VIC
7/10
Strong secondary school reputation and 1970s builds.
Wheelers Hill
VIC
7/10
Large blocks and premium family feel without a train station.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, 'old-fashioned' community feel, and the quality of local schools. It is seen as a prestigious but unpretentious place to raise children.
★★★★★
Schooling and Safety
We moved here specifically for Blackburn High and haven't regretted it. The kids can walk to the park safely, and the neighbors actually know each other.
Safety
Education
★★★★☆
Transport links
The freeway access is a lifesaver for work, but you definitely want to avoid living right on the edge of it because of the constant hum.
Accessibility
Noise
★★★★☆
Entry price
It was hard to get in, but the block sizes here are much better than the new estates out west. We feel our investment is very secure.
Value
Affordability
★★★★★
Local Amenities
The local shops have everything I need, and the Koonung trail is perfect for my morning walks. It's gotten busier, but still peaceful.
Lifestyle
Traffic
★★★★☆
Rental Yield
Yields aren't the highest, but I've never had a week of vacancy in five years. Families clamor for this school zone.
Demand
Yield
★★★★★
Community
There are so many great playgrounds nearby. It feels like a very wholesome environment for my toddlers.
Family
Parks
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the official Blackburn High School zone boundary; check the latest maps on findmyschool.vic.gov.au.
- Visit properties at peak hour to assess the true impact of Eastern Freeway noise.
- Look for 1960s homes with 'good bones'—these are often better built than 1990s infill.
- Factor in a budget for asbestos removal if planning a major renovation on an original home.
- Check the Significant Landscape Overlay (SLO9) before planning any extensions or tree removals.
- Target the 'Golden Triangle' between Middleborough Rd and Blackburn Rd for best long-term value.
❓ Questions to Ask the Agent
- Is this property definitively within the Blackburn High School catchment for the current year?
- Are there any active planning permits for subdivision on neighboring properties?
- Has an asbestos audit been conducted on the property?
- What are the specific restrictions under the SLO9 overlay for this lot?
- How does the freeway noise level change during peak hour or wet weather?
- Are there any known drainage issues or Special Building Overlays (SBO) affecting the backyard?
- What is the current internet connectivity (NBN) type available at this address?
- When was the last time the switchboard and wiring were upgraded?
🏷️ Seller Strategy
- Highlight school zone eligibility as the primary marketing angle.
- Invest in professional landscaping; the 'leafy' character is a major selling point in Whitehorse.
- Address any freeway noise issues with double glazing or acoustic fencing before listing.
- Provide a recent building and pest report to give buyers confidence in older structures.
- Showcase the potential for 'work from home' spaces, as this demographic values home offices.
📣 Positioning Tips
Position the property as a 'generational home'—a place where families can settle for 20 years. Emphasize safety, education, and the stability of the neighborhood.
💼 Investment Case
A low-risk capital growth play with high land-to-asset ratios.
⚠️ Investment Risks
Low rental yields and high entry costs may result in negative gearing in the short term.
📈 Action Plan
- Target 3-bedroom houses on 600sqm+ blocks.
- Ensure the property is within the Blackburn High catchment.
- Consider a cosmetic refresh to maximize rental appraisal.
- Hold for a minimum 7-10 year cycle to capture capital growth.
🔑 Renter Tips
- Be ready with all documentation; competition for houses is fierce.
- Mention school enrollment needs in your application if applicable.
- Check bus schedules if you don't have a car, as some pockets are isolated.
🏘️ What Renters Love Here
Access to high-quality public schools and safe, quiet streets.
⚠️ Renter Watch-Outs
Older homes can be poorly insulated and expensive to heat in winter.
🏢 Landlord Strategy
- Maintain gardens to a high standard to attract premium tenants.
- Install efficient heating/cooling to meet Victorian rental standards and improve tenant retention.
- Consider long-term leases (24 months) for families seeking school stability.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date as per the Residential Tenancies Act.
🤝 Agent Insights
- The market is dominated by 'upgrade' buyers moving from smaller units in Box Hill.
- School zone certainty is the number one question asked at open inspections.
- Buyers are increasingly wary of properties with significant SLO restrictions.
🎯 Marketing Angles
Focus on 'The Blackburn High Advantage' and 'Freeway Convenience without the Noise'.
👤 Target Buyer Profile
Professional families (aged 35-50) with 2+ children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school zone at findmyschool.vic.gov.au.
✓
Order a Title Search to check for any restrictive covenants.
✓
Check the Whitehorse Planning Scheme for SLO9 and SBO overlays.
✓
Conduct a professional building inspection focusing on foundations and asbestos.
✓
Assess noise levels at different times of the day (morning, evening, weekend).
✓
Review the Section 32 for any outstanding council orders.
✓
Check for any large trees that may require expensive maintenance or permits to remove.
✓
Evaluate the distance to the nearest bus stop and frequency of service.
✓
Confirm the property is not in a designated bushfire prone area.
✓
Check for any easements that might restrict future pool or deck construction.
✓
Verify the functionality of all heating and cooling systems.
✓
Research recent comparable sales within 1km specifically inside the school zone.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 whitehorse.vic.gov.au
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 vicroads.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Always perform independent due diligence.
