Mike Muncey
119 Shannon Street, Box Hill North, Vic 3129
$1,200,000 - $1,320,000
3 1 1
Auction Saturday 11 July 12:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Box Hill North — Wurundjeri Woi-wurrung Country
Originally used for orchards and small-scale farming, the area saw rapid residential transformation post-WWII. The 1950s and 60s defined its character with the construction of robust brick veneer and weatherboard family homes.
Today, it is a highly sought-after residential zone characterized by a mix of original mid-century homes and high-end modern redevelopments. It serves as a quieter, low-rise alternative to the high-density Box Hill central district.
Overall Score
8
A high-performing suburb that balances lifestyle, education, and long-term capital stability.
Name Origin
Derived from the Box Hill township, named in 1861 by pioneer Silas Padgham after Box Hill in Surrey, England.
Established
Gazetted 1927
Greenery
Home to the expansive Koonung Creek Reserve trail.
Education Hub
Highly concentrated with top-tier public and private school catchments.
Development
Significant shift toward luxury townhouses on traditional 600sqm+ blocks.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by families, though high entry prices have moderated the pace of growth.
Amenity
8
Excellent access to Box Hill Central, Westfield Doncaster, and local parklands.
Schools
9
Exceptional secondary and primary options make this a top-tier choice for families.
Transport
6
Strong freeway access and bus networks, though lacking a dedicated train station within the suburb boundaries.
Risk Profile
8
Low risk of significant downturn due to land scarcity and consistent demographic demand.
Liveability
9
Quiet streets, low crime, and proximity to major employment hubs offer high quality of life.
Demographics
8
High-income professional families and a stable, multicultural community base.
Rental Demand
8
Very high for family-sized homes and modern townhouses near school zones.
Growth Potential
7
Solid long-term prospects supported by the North East Link and Box Hill's evolution as a satellite city.
Affordability
4
Entry prices are high, often requiring a significant premium for school zone locations.
Crime & Safety
8
Statistically safer than the Melbourne metropolitan average with a strong community feel.
Walkability
5
Varies by pocket; southern sections near the CBD are walkable, while northern areas are car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,625,000
Estimated 2026 median
1yr Growth
4.8%
Steady capital appreciation
Median Unit
$915,000
Includes modern townhouses
Vacancy Rate
1.1%
Extremely tight rental market
Family Ratio
74%
Predominantly family households
Top School
Box Hill High
Partial catchment coverage
✅ Key Advantages
- Exceptional educational infrastructure with several high-ranking school zones.
- Quiet, leafy residential character compared to the high-density Box Hill CBD.
- Excellent proximity to major shopping at Westfield Doncaster and Box Hill Central.
- Strong historical capital growth and land value retention.
- Direct access to the Eastern Freeway for CBD and eastern suburb commuting.
- Abundant parklands and walking trails along the Koonung Creek corridor.
⚠️ Key Watch-Outs
- Significant price premiums for properties within the Box Hill High School zone.
- Traffic congestion on Middleborough Road and the Eastern Freeway during peak hours.
- Increasing density through townhouse developments may impact street parking and privacy.
- Lack of a local train station requires bus or car transit to Box Hill or Mont Albert.
- Strict council vegetation overlays can complicate tree removal and landscaping.
- Asbestos presence is common in the suburb's many original 1950s-60s dwellings.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Mix of mid-century detached houses and contemporary multi-dwelling townhouses.
Dominant dwelling stock.
💰 Price Range
$850k (Units) – $2.8m (Premium Houses)
Typical entry to ceiling.
💡 Why It Matters
Box Hill North serves as the 'back garden' to the Box Hill activity centre. It offers the space and quiet families crave while remaining close enough to benefit from the massive infrastructure investment in the Box Hill CBD.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,625,000
$1.4m – $2.5m
🏢 Unit Median
$915,000
$750k – $1.2m
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, reflecting the high value placed on land and school zone access in this specific pocket.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% above Melbourne metro median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low for first-home buyers; the market is dominated by second-home buyers and investors targeting the education sector.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families and international students/staff associated with nearby hospitals and Box Hill Institute.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates offset the lower rental yields. Long-term hold strategy is recommended due to land scarcity.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+14.5% cumulative
3-Year Growth
+28% cumulative
5-Year Growth
📍 Growth Drivers
- North East Link project improving regional connectivity.
- Continued expansion of the Box Hill medical and education precinct.
- Limited supply of large residential allotments.
- Ongoing prestige of the Box Hill High School catchment.
- Gentrification as older stock is replaced by luxury builds.
⛔ Headwinds
- High interest rate sensitivity among mortgage-heavy professional families.
- Potential for oversupply in the townhouse segment in specific pockets.
- Traffic bottlenecks at the Eastern Freeway interchange.
🔮 5-Year Outlook
Expect steady growth outperforming the broader Melbourne market, driven by its status as a 'safe haven' for family buyers and the ripple effect of Box Hill CBD's densification.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check local police data for specific clusters near shopping strips, though residential streets remain very quiet.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks relate to specific property overlays and the high cost of entry which limits the buyer pool during economic downturns.
🌊 Flood Risk
Low risk; some localized drainage issues near Koonung Creek during extreme weather.
🔥 Bushfire Risk
Negligible; fully urbanized area.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Significant Landscape Overlay (SLO), Heritage Overlay (limited pockets)
🏗️ Development Hotspots
Middleborough Road corridor and streets adjacent to the Box Hill North shopping strip.
Zoning allows for moderate densification (townhouses), but landscape overlays protect the leafy character, which supports long-term value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Reliable bus services to Box Hill station and CBD; easy freeway access.
🛍️ Amenity & Retail
High; minutes from major retail, dining, and medical facilities.
🌲 Parks & Recreation
Excellent; Koonung Creek Reserve and Elgar Park provide vast green space.
🏫 Schools
Elite; home to Kerrimuir Primary and within reach of top secondary colleges.
🏥 Healthcare
Superior; immediate proximity to Box Hill Hospital and Epworth Eastern.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, highly educated population with a strong representation of professionals and families of East Asian heritage.
💵 Median Income
$98,500 pa (Household)
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 39
🎓 Education
42% of residents hold a bachelor's degree or higher
📊 Age Distribution
The high rate of owner-occupancy and professional income levels provides a stable floor for property prices and community maintenance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure is dominated by the North East Link and the continued vertical expansion of the Box Hill CBD.
📈 Positive Impacts
- Improved travel times to northern suburbs via North East Link.
- Increased local employment in the Box Hill medical precinct.
- Upgraded cycling and pedestrian infrastructure along the freeway corridor.
📉 Negative Impacts
- Construction noise and traffic diversions during North East Link works.
- Increased traffic volume on secondary connector roads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Box Hill
Position
South
Price
Higher for units, lower for land
Lifestyle
High-rise urban living vs quiet suburban
Best for
Investors and young professionals
📍Mont Albert North
Position
West
Price
More expensive
Lifestyle
More prestigious, larger heritage homes
Best for
High-net-worth families
📍Blackburn North
Position
East
Price
Slightly more affordable
Lifestyle
Similar feel but further from Box Hill CBD
Best for
First home buyers and young families
📍Doncaster
Position
North
Price
Comparable
Lifestyle
Shopping-centric, no train access
Best for
Lifestyle seekers and shoppers
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Waverley
VIC
8/10
Strong focus on school zones and family-sized blocks with a multicultural demographic.
Templestowe Lower
VIC
7/10
Leafy residential character with 1960s-70s housing stock and good school access.
Glen Waverley
VIC
9/10
High-demand education precinct with a similar mix of old and new dwellings.
Carlingford
NSW
8/10
Education-driven demand and a transition from older houses to modern townhouses.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, quiet streets, and the 'best of both worlds' location—close to the action but far enough for peace.
★★★★★
Family Life
We moved here for the schools and stayed for the community; it's the perfect place to raise kids with great parks nearby.
Safety
Schools
★★★★☆
Convenience
Getting into the market was tough, but being so close to Box Hill's restaurants while having a quiet backyard is worth it.
Location
Affordability
★★★★☆
Changing Character
The suburb is getting busier with all the new townhouses, but the trees and the birds in the reserve are still here.
Nature
Development
★★★☆☆
Transport
The buses are okay, but I really wish there was a train station closer. Peak hour traffic on Middleborough Rd is a nightmare.
Traffic
Transport
★★★★★
Investment
I've never had a vacancy longer than a week. The demand from families wanting to be in the school zones is relentless.
Demand
Yield
★★★★★
Healthcare Access
Working at the hospital, the commute is five minutes. It's a very convenient spot for medical professionals.
Work-Life
Amenity
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school zone boundaries via findmyschool.vic.gov.au before bidding; boundaries can change.
- Prioritize properties on the south side of the Eastern Freeway for better walkability to Box Hill Central.
- Look for original homes with north-facing backyards for maximum renovation or rebuild potential.
- Budget for a building inspection to check for asbestos and stumps in older 1950s dwellings.
- Consider the impact of the North East Link on future traffic patterns near your specific street.
❓ Questions to Ask the Agent
- Is this property definitively within the Box Hill High School catchment for the current year?
- Are there any Significant Landscape Overlays that restrict tree removal or extensions?
- Has the property been tested for asbestos, given its age?
- What are the planned developments for the vacant lots or older houses on this street?
- How does the North East Link project specifically affect traffic noise or access for this address?
- What is the current rental appraisal based on recent local leases?
- Are there any known drainage issues in this specific pocket near the creek?
🏷️ Seller Strategy
- Highlight school zone eligibility as the primary marketing angle.
- Professional landscaping is essential to compete with the high-end new builds in the area.
- Target the 'family upsizer' demographic with high-quality photography of living areas.
- Ensure all building permits for previous renovations are documented and available.
- Consider an auction campaign, as demand for land in this pocket remains competitive.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that offers the peace of a residential suburb with the world-class amenities of Box Hill at its doorstep.
💼 Investment Case
High capital growth play with extremely low vacancy risk.
⚠️ Investment Risks
Low rental yields and high entry costs; potential for townhouse oversupply in specific streets.
📈 Action Plan
- Target 3-bedroom townhouses or original houses on 600sqm+.
- Focus on the Box Hill High School catchment area.
- Maintain the property to a high standard to attract professional tenants.
- Monitor Whitehorse Council planning applications for nearby developments.
🔑 Renter Tips
- Apply quickly; properties in school zones lease within days.
- Check the proximity to bus routes if you don't have a car.
- Look for properties with included garden maintenance.
🏘️ What Renters Love Here
Access to top schools and a safe, quiet environment.
⚠️ Renter Watch-Outs
High rents and limited availability of smaller, affordable units.
🏢 Landlord Strategy
- Invest in heating and cooling upgrades to meet high tenant expectations.
- Consider long-term leases (24 months) for families seeking school stability.
- Regularly review market rents as the area is seeing rapid growth.
📋 Compliance & Management
Ensure all rental minimum standards are met, particularly regarding electrical and gas safety checks every two years.
🤝 Agent Insights
- The market is highly sensitive to school zone changes.
- Off-market opportunities are common among long-term residents.
- International buyer interest remains a significant driver of premium prices.
🎯 Marketing Angles
Elite Education, Quiet Residential Enclave, Proximity to Box Hill Medical Precinct.
👤 Target Buyer Profile
Professional families, multi-generational households, and long-term land bankers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school catchment at findmyschool.vic.gov.au.
✓
Check the Whitehorse Council planning portal for nearby development applications.
✓
Order a comprehensive building and pest inspection.
✓
Review the Section 32 for any restrictive covenants or easements.
✓
Assess the property's proximity to the Eastern Freeway for noise levels.
✓
Verify the presence of any Significant Landscape Overlays (SLO).
✓
Check for any heritage overlays that may limit external modifications.
✓
Evaluate the condition of the plumbing and electrical systems in older homes.
✓
Review the Victorian Crime Statistics for the specific neighborhood pocket.
✓
Confirm the property's zoning and potential for future subdivision.
✓
Check for any planned infrastructure works by Yarra Valley Water or United Energy.
✓
Visit the property during peak hour to assess traffic and parking availability.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 whitehorse.vic.gov.au
🔗 abs.gov.au
🔗 findmyschool.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
🔗 vicroads.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026 and represents an analytical projection. Property investment carries risk. Buyers should conduct their own independent research and seek professional legal and financial advice before proceeding with a purchase.
