Jason Xi
2/19 Oakes Avenue, Clayton South, Vic 3169
$475,000 - $522,500
2 1 1
Open Wednesday 10 June 5:00 pm Auction Saturday 27 June 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Clayton South — Bunurong Country
Originally part of the vast Clayton district, the area was primarily agricultural and market gardens until the mid-20th century. Post-WWII industrialisation led to the development of the Westall area, which remains a core part of the suburb's identity. The suburb evolved from a rural fringe to a vital manufacturing and residential support zone for the Monash University precinct.
A diverse, working-class and student-heavy suburb undergoing a transition from industrial roots to modern residential townhouses.
Overall Score
7.2
A solid performer for investors and first-home buyers seeking proximity to major employment hubs.
Name Origin
Named after the 'Clayton's Run' sheep station owned by John Helder Wedge, with the 'South' suffix added as the residential area expanded below Centre Road.
Established
Gazetted 1927
Transport Hub
Home to the Westall railway station and extensive train maintenance yards.
Green Space
Contains the Namatjira Park, a significant local recreational asset built on reclaimed land.
Diversity
Over 60% of residents were born overseas, with significant Greek, Indian, and Chinese communities.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.8
Steady demand driven by the spillover from Clayton and the Monash National Employment and Innovation Cluster.
Amenity
7.0
Good access to local shops on Clayton Road and proximity to major retail in Springvale and Oakleigh.
Schools
6.2
Serviced by several primary schools, though many residents look to nearby private or high-ranking state schools in adjacent suburbs.
Transport
8.5
Excellent rail access via Westall and Clayton stations, plus multiple bus routes serving the university.
Risk Profile
5.5
Impacted by industrial interfaces and environmental overlays related to former quarries and landfills.
Liveability
7.0
High for those valuing convenience and multiculturalism, though some areas feel industrial.
Demographics
7.4
A young, diverse population with a high proportion of students and healthcare professionals.
Rental Demand
8.8
Extremely high due to the proximity to Monash University and Monash Medical Centre.
Growth Potential
7.9
Strong long-term prospects linked to the Suburban Rail Loop (SRL) project at Clayton.
Affordability
7.1
Offers a significant price discount compared to Clayton and Oakleigh.
Crime & Safety
6.3
Generally safe, though industrial pockets can feel isolated at night; crime rates are near the regional average.
Walkability
6.6
Variable; high near the station and Clayton Road, lower in the southern residential pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,025,000
Steady 4% annual growth
Median Unit
$615,000
High demand for modern townhouses
Gross Yield
3.9%
Strongest for 2-bed units
Days on Market
28 Days
Faster than the Melbourne average
Student Pop
High
Monash University proximity
SRL Impact
High
Future Clayton SRL station nearby
✅ Key Advantages
- Superior public transport access via the Pakenham/Cranbourne line.
- Proximity to the Monash National Employment and Innovation Cluster (NEIC).
- More affordable entry point than neighbouring Clayton or Oakleigh.
- Diverse culinary and shopping options reflecting a multicultural community.
- Strong rental yields supported by a constant influx of students and hospital staff.
⚠️ Key Watch-Outs
- Presence of Environmental Audit Overlays (EAO) on many former industrial sites.
- Noise and heavy vehicle traffic near the Westall industrial precinct.
- Proximity to active and closed landfill sites (e.g., Victory Road landfill).
- Pockets of high-density townhouse development may impact future capital growth of units.
- Limited secondary school options within the immediate suburb boundaries.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Industrial-Residential Transition
How this suburb feels day-to-day.
🏠 Property Types
Mix of post-war weatherboard/brick houses and modern multi-unit townhouse developments.
Dominant dwelling stock.
💰 Price Range
$550k – $1.35m
Typical entry to ceiling.
💡 Why It Matters
Clayton South serves as a critical 'overflow' suburb for the Monash precinct. It offers the same infrastructure benefits as Clayton but at a lower price point, making it a primary target for yield-focused investors and budget-conscious families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,025,000
$920k – $1.25m
🏢 Unit Median
$615,000
$480k – $750k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $510pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, reflecting the scarcity of land in the northern part of the suburb versus the high supply of new townhouses.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro median
Price comparison
📋 Income Ratio
8.8x annual income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than inner-east suburbs, rapid price growth in the Monash corridor has pushed Clayton South out of reach for many single-income households.
🔥 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.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
International students, Monash Health employees, and young families seeking transport links.
💼 Investor Outlook
Excellent for cash flow. The proximity to the hospital and university ensures a perpetual tenant pool, though investors should favour properties within walking distance of Westall Station.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+22% cumulative
5-Year Growth
📍 Growth Drivers
- Suburban Rail Loop (SRL) construction at Clayton.
- Expansion of the Monash Medical Centre and Heart Hospital.
- Ongoing gentrification as older industrial sites are rezoned for residential.
- Continued high migration and international student return.
⛔ Headwinds
- Interest rate sensitivity among first-home buyer demographic.
- Potential oversupply of townhouses in specific pockets.
- Environmental remediation costs for development sites.
🔮 5-Year Outlook
The suburb is expected to outperform the broader Melbourne market as the SRL project nears completion and the Monash employment cluster continues to densify.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Industrial Theft: Medium
Personal Safety: Low
📋 What to Check Locally
Check local police data for specific streets near the industrial interface and ensure properties have adequate security lighting.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and zoning-related, stemming from the suburb's history of quarrying and waste disposal.
🌊 Flood Risk
Low risk, though some areas near the Dingley Bypass are subject to Special Building Overlays (SBO) for local drainage.
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
Generally standard, but properties within 500m of former landfills may require specific environmental disclosures.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ) and Industrial 1 Zone (IN1Z)
🔲 Overlays
Environmental Audit Overlay (EAO), Special Building Overlay (SBO)
🏗️ Development Hotspots
Areas surrounding Westall Station and the corridor along Centre Road.
Zoning changes are frequent as the council seeks to increase housing density near transport hubs while managing the industrial buffer zones.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail and bus connectivity; easy access to the Monash Freeway and Dingley Bypass.
🛍️ Amenity & Retail
High access to multicultural groceries and the Clayton shopping strip.
🌲 Parks & Recreation
Namatjira Park and The Grange Reserve provide quality green space.
🏫 Schools
Adequate primary options; secondary schooling is a noted gap for some families.
🏥 Healthcare
World-class access via the adjacent Monash Medical Centre and Victorian Heart Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A vibrant, multicultural population with a high proportion of young professionals and students.
💵 Median Income
$78,500 pa
🏠 Ownership
45% owner-occupied, 52% renting
🎂 Age Profile
Median age 34
🎓 Education
High proportion of tertiary-educated residents due to university proximity.
📊 Age Distribution
The high rental population and young age profile support a dynamic local economy but can lead to higher turnover in residential streets.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Dominated by the Suburban Rail Loop and the continued expansion of the Monash health and tech precinct.
📈 Positive Impacts
- Suburban Rail Loop (SRL) will drastically improve cross-city connectivity.
- New Victorian Heart Hospital driving high-value employment.
- Rehabilitation of former landfill sites into parklands.
📉 Negative Impacts
- Significant construction noise and traffic disruptions from SRL works.
- Increased density leading to parking pressures in narrow streets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Clayton
Position
North
Price
15-20% more expensive
Lifestyle
More student-centric, higher density retail.
Best for
Investors and those wanting to be 'on the doorstep' of the Uni.
📍Clarinda
Position
West
Price
Similar
Lifestyle
More suburban, fewer transport links, quieter.
Best for
Families seeking a quieter residential feel.
📍Springvale
Position
East
Price
Lower for houses
Lifestyle
Major retail hub, distinct cultural identity.
Best for
Budget buyers and foodies.
📍Heatherton
Position
South
Price
Higher (larger lots)
Lifestyle
Semi-rural feel, golf courses, limited transport.
Best for
Lifestyle buyers and larger families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Notting Hill
VIC
7.0/10
Close proximity to Monash University with a heavy industrial-residential mix.
Bundoora
VIC
7.1/10
Education-driven demand (La Trobe) with a mix of older homes and new townhouses.
Macquarie Park
NSW
7.5/10
Major employment and education hub with significant transport infrastructure.
Coopers Plains
QLD
6.9/10
Industrial history transitioning to residential near a major university (Griffith).
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its convenience and multicultural food scene, though there are recurring complaints about industrial odours and traffic congestion.
★★★★☆
Convenience
Living here is so easy for work at the hospital. I can walk to Westall station and be in the city in 35 minutes.
Transport
Work Proximity
★★★☆☆
Industrial Noise
The house was a great price, but the trucks on Westall Road are louder than we expected at night.
Affordability
Noise
★★★★★
Rental Yield
I've never had a vacancy longer than a week. The demand from students is relentless.
Investment
Demand
★★★★☆
Parks
Namatjira Park is a lifesaver for the kids, but I wish the local high school options were better.
Recreation
Schools
★★★☆☆
Change
Too many townhouses going up now. The old gardens are disappearing, and parking is getting harder.
Character
Parking
★★★★☆
Lifestyle
The food in Clayton South and nearby Springvale is amazing and cheap. Perfect for a student budget.
Food
Cost of Living
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties north of Heatherton Road for better resale value and amenity access.
- Check the Section 32 specifically for Environmental Audit Overlays (EAO).
- Visit the property during peak hour to assess truck noise from industrial zones.
- Look for older houses on 600sqm+ blocks for long-term land banking potential.
- Verify the distance to the future SRL Clayton station entrance.
- Negotiate harder on properties with poor energy ratings or older weatherboard construction.
❓ Questions to Ask the Agent
- Is this property subject to an Environmental Audit Overlay (EAO)?
- What is the distance to the nearest former or active landfill site?
- Are there any planned high-density developments on the immediate street?
- Has the property been tested for soil contamination if it was previously industrial?
- What are the current vacancy rates for similar properties in your portfolio?
- How does the noise from the Westall train yards affect this specific pocket?
- What is the school catchment for this address, and are there bus links?
🏷️ Seller Strategy
- Highlight proximity to Monash Medical Centre in marketing materials.
- Ensure gardens are well-presented to contrast with the industrial surroundings.
- Target investors by providing a professional rental appraisal.
- Address any environmental overlay concerns upfront with a clear statement.
- Showcase any recent renovations that improve soundproofing.
- Position the property as a 'Clayton alternative' to capture price-sensitive buyers.
📣 Positioning Tips
Position the property as a high-yield investment or a strategic entry-level family home that benefits from the massive infrastructure spend in the Monash corridor.
💼 Investment Case
High-yield strategy focusing on multi-room rentals for students or healthcare professionals.
⚠️ Investment Risks
Oversupply of new townhouses and potential changes to student visa regulations affecting demand.
📈 Action Plan
- Target 2-3 bedroom units within 1km of Westall Station.
- Consider properties that allow for easy conversion to student accommodation.
- Monitor Kingston Council's housing strategy for rezoning opportunities.
- Maintain a buffer for higher maintenance costs in older weatherboard homes.
🔑 Renter Tips
- Apply early; the market is extremely competitive due to students.
- Check for heating/cooling efficiency as many older homes are poorly insulated.
- Look for properties with off-street parking to avoid narrow street congestion.
🏘️ What Renters Love Here
Excellent transport and proximity to major employers.
⚠️ Renter Watch-Outs
Industrial noise and potential for older, poorly maintained rental stock.
🏢 Landlord Strategy
- Invest in high-quality security features to attract long-term tenants.
- Keep up with strict Victorian rental compliance, especially gas and electrical safety.
- Consider including garden maintenance in the rent for larger blocks.
📋 Compliance & Management
Standard Victorian residential tenancies act requirements apply; pay close attention to minimum standards for heating and locks.
🤝 Agent Insights
- The market is split between developers looking for land and investors looking for yield.
- Stock levels are often tight, leading to competitive off-market sales.
🎯 Marketing Angles
The 'Monash Growth Story' and 'SRL Connectivity' are the strongest selling points.
👤 Target Buyer Profile
First-home buyer couples, multi-generational migrant families, and yield-seeking investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify zoning and overlays on VicPlan.
✓
Check for Special Building Overlays (flood/drainage).
✓
Review the Section 32 for any historical land use disclosures.
✓
Conduct a professional building and pest inspection, focusing on foundations.
✓
Assess the property's proximity to industrial buffer zones.
✓
Check the Kingston Council website for local planning permit applications nearby.
✓
Visit the site at different times of day (morning, night, weekend).
✓
Confirm the status of the Suburban Rail Loop construction impacts.
✓
Evaluate the condition of boundary fences and shared driveways in unit complexes.
✓
Verify the presence of any asbestos in pre-1990s structures.
✓
Check for easements that might restrict future development.
✓
Review the most recent ABS Census data for street-level demographic shifts.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 kingston.vic.gov.au
🔗 planning.vic.gov.au
🔗 abs.gov.au
🔗 vicroads.vic.gov.au
🔗 suburbanrailloop.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent due diligence.
