Sam Lawrence
12 Thamballina Road, Clifton Springs, Vic 3222
$690,000 - $730,000
4 2 3
Open Saturday 5 September 10:45 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Clifton Springs — Wadawurrung Country
Originally developed as a 19th-century spa resort centered around mineral springs and a grand hotel. The suburb transitioned into a residential area during the 1960s and 70s, characterized by mid-century coastal architecture and large allotments.
A quiet, family-oriented coastal suburb known for its hilly terrain, golf course, and strong community focus on boating and outdoor recreation.
Overall Score
7
A solid performer for families and retirees seeking lifestyle over rapid capital gains.
Name Origin
Named after the mineral springs discovered along the coastline in the 1870s.
Established
Gazetted 1927
Golfing Hub
Home to the Clifton Springs Golf Club with panoramic bay views.
Boating Access
Features a major regional boat ramp and harbour facility.
Mineral Springs
Remnants of the original 1870s spa pumps are still visible at The Dell.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady demand with moderate price growth following the post-2021 stabilization.
Amenity
6
Excellent recreational facilities but relies on neighboring Drysdale for major retail.
Schools
7
Well-served by local primary schools and the nearby education precinct in Drysdale.
Transport
4
Highly car-dependent with limited bus frequencies to Geelong CBD.
Risk Profile
6
Generally safe, though coastal erosion and sloping blocks require due diligence.
Liveability
8
High quality of life with clean air, bay access, and low noise pollution.
Demographics
7
Transitioning from a retirement demographic to young professional families.
Rental Demand
6
Consistent demand for 3-4 bedroom family homes with bay views.
Growth Potential
7
Strong long-term prospects as Geelong's outer ring becomes more desirable.
Affordability
8
Offers significantly better value for money than Ocean Grove or Barwon Heads.
Crime & Safety
8
Low crime rates compared to Greater Geelong averages.
Walkability
4
Hilly terrain and spread-out amenities make walking difficult for daily errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$715,000
Estimated March 2026
1yr Growth
3.2%
Steady annual increase
Family Ratio
72%
High percentage of households
Bay Views
High
Elevated topography
Commute
25 mins
Average drive to Geelong
Days on Market
38 days
Balanced buyer/seller market
✅ Key Advantages
- Exceptional value for money for coastal living compared to the Surf Coast.
- Hilly topography allows for many properties to secure permanent bay views.
- Strong sense of community and safety, ideal for raising children.
- Proximity to the Bellarine's best wineries and farm-gate produce.
- Excellent boating and fishing infrastructure for enthusiasts.
⚠️ Key Watch-Outs
- Significant lack of public transport options for non-drivers.
- Heavy reliance on the neighboring suburb of Drysdale for supermarkets and services.
- Risk of coastal erosion affecting cliff-top walking tracks and nearby titles.
- Older housing stock may require significant renovation or asbestos remediation.
- Limited local employment opportunities, necessitating a commute.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Suburban
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses on 600sqm+ blocks, with some newer townhouses.
Dominant dwelling stock.
💰 Price Range
$620k – $1.3m
Typical entry to ceiling.
💡 Why It Matters
Clifton Springs serves as the 'affordable' gateway to the Bellarine Peninsula. It offers a lifestyle similar to premium coastal suburbs but at a 30-40% discount, making it a primary target for first-home buyers and sea-changers.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$715,000
$650k – $1.2m
🏢 Unit Median
$545,000
$480k – $620k
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $520pw, Units $430pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has found a floor after the post-pandemic correction, showing resilient growth driven by owner-occupiers rather than speculative investors.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
32% below Melbourne metro median
Price comparison
📋 Income Ratio
7.4x annual income
Median price ÷ median income
💳 Gross Yield
3.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Clifton Springs remains one of the most accessible coastal markets in Victoria, though rising interest rates have squeezed the lower-end buyer pool.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Young families and couples working in Geelong or the local healthcare sector.
💼 Investor Outlook
Stable yields with low vacancy. Capital growth is likely to be steady rather than explosive, making it a safe 'buy and hold' location.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+4.5% cumulative
3-Year Growth
+20% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing gentrification as younger families renovate older 1970s stock.
- Spillover demand from the increasingly expensive Geelong CBD.
- Continued investment in Bellarine Peninsula tourism and infrastructure.
- Limited new land supply in Clifton Springs proper compared to Curlewis.
⛔ Headwinds
- Increased cost of living impacting the 'discretionary' sea-change market.
- Potential for higher insurance premiums in coastal zones.
- Infrastructure lag in public transport and local roads.
🔮 5-Year Outlook
Expect moderate, consistent growth. The suburb will benefit from its proximity to the Drysdale Bypass and the continued development of the Curlewis growth corridor.
🛡️ 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
28% below Melbourne metro crime average
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard home security is sufficient. Most local issues are related to opportunistic theft from unlocked vehicles.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and structural rather than social, specifically related to the suburb's coastal geography.
🌊 Flood Risk
Low risk; however, the hilly terrain can lead to localized stormwater runoff issues on lower-lying blocks.
🔥 Bushfire Risk
Low risk for the main township, but properties on the southern rural fringe should maintain fire readiness.
🏦 Insurance Impact
Standard for most; properties within 100m of the cliff edge should confirm coverage for landslip or erosion.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Significant Landscape Overlay (SLO), Environmental Significance Overlay (ESO)
🏗️ Development Hotspots
Infill development of older large blocks into 2-3 unit sites.
Overlays are designed to protect the 'green' feel and bay views, which can restrict the height and footprint of new builds or extensions.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car is essential. Bus 60 connects to Geelong but is infrequent.
🛍️ Amenity & Retail
Good; local golf club, bowls, and boat ramp. Major shops 3 mins away in Drysdale.
🌲 Parks & Recreation
Excellent; The Dell and the foreshore reserve offer high-quality public space.
🏫 Schools
Very Good; Clifton Springs Primary is well-regarded, with secondary options in Drysdale.
🏥 Healthcare
Moderate; Local GPs available, but major hospitals are 25 mins away in Geelong.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A maturing suburb that is successfully attracting a younger demographic while retaining its established retiree base.
💵 Median Income
$78,500 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 46
🎓 Education
High percentage of trade qualifications and increasing professional services workers.
📊 Age Distribution
The high owner-occupancy rate contributes to well-maintained properties and a stable, quiet community atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Development is largely focused on the adjacent Curlewis growth area and Drysdale infrastructure upgrades.
📈 Positive Impacts
- Drysdale Bypass completion has reduced heavy traffic through the area.
- Upgrades to the Clifton Springs Boat Ramp and Harbour precinct.
- New retail and commercial hubs in neighboring Curlewis.
📉 Negative Impacts
- Increased traffic on Jetson's Road and Bayview Parade.
- Loss of some 'rural' feel as Curlewis fills in the gap towards Geelong.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Drysdale
Position
Immediate South
Price
Similar
Lifestyle
Inland, commercial hub, less 'coastal' feel.
Best for
Those wanting to walk to supermarkets and cafes.
📍Curlewis
Position
Immediate West
Price
Slightly Higher
Lifestyle
Newer estates, smaller blocks, modern amenities.
Best for
Buyers wanting brand-new homes with less maintenance.
📍Portarlington
Position
East
Price
Higher
Lifestyle
More tourist-focused, ferry link to Melbourne.
Best for
Melbourne commuters and holiday makers.
📍Ocean Grove
Position
South
Price
Significantly Higher
Lifestyle
Surf beach culture, high-end retail.
Best for
Premium buyers and surfers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Indented Head
VIC
6.5/10
Quiet coastal feel with older housing stock and bay access.
St Leonards
VIC
6.8/10
Affordable Bellarine entry point with a focus on fishing and boating.
Mount Martha
VIC
8.5/10
Hilly terrain with bay views (though at a much higher price point).
Coronet Bay
VIC
6/10
Niche coastal community with a focus on family and retirement.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the peace, safety, and views. There is a strong sense of pride in the 'hidden gem' status of the suburb.
★★★★★
Family Safety
I've raised three kids here and never felt unsafe. The Dell is our second home in summer.
Safety
Lifestyle
★★★★☆
Golf & Recreation
The golf course is world-class for the price. I just wish the buses ran more often to Geelong.
Recreation
Transport
★★★★☆
Affordability
We couldn't afford Ocean Grove, but we got a house with a view here for $300k less.
Value
Growth
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the high side of the street to protect your bay views from future development.
- Check for asbestos in any unrenovated 1960s-70s homes before committing to a purchase.
- Investigate the specific cliff stability reports if buying on the northern side of Edgewater Drive.
- Look for homes with 'good bones' that can be modernized to add significant value.
- Verify the exact school catchment as some parts of the suburb may overlap with Drysdale zones.
❓ Questions to Ask the Agent
- Are there any known issues with landslip or cliff stability in this specific street?
- Has the property been tested for asbestos, given its age?
- Can you provide evidence of the property's view protection (e.g., height overlays)?
- What is the current waitlist for the local primary school?
- Are there any easements on the block that would prevent a pool or extension?
- How has the property's value trended compared to the Curlewis new-builds?
- What are the typical utility costs for a home of this era in this location?
🏷️ Seller Strategy
- Highlight bay views in all marketing materials, even if they are only visible from a second story.
- Ensure gardens are well-maintained; the 'leafy' coastal look is a major drawcard for this suburb.
- Address any visible drainage issues on sloping blocks before listing.
- Target young families from Geelong and Melbourne looking for value.
- Provide a clear building and pest report to speed up the negotiation process.
📣 Positioning Tips
Position the property as a 'lifestyle upgrade' that doesn't require a 'surf coast' price tag. Emphasize the quiet, safe streets and proximity to the golf club.
💼 Investment Case
A low-risk, steady-yield play with potential for long-term capital growth through gentrification.
⚠️ Investment Risks
Limited capital growth in the short term and higher maintenance costs for older coastal properties.
📈 Action Plan
- Target 3-bedroom homes on 600sqm+ blocks.
- Focus on properties within walking distance of the primary school.
- Look for 'renovator's delights' to manufacture equity.
- Ensure the property has adequate heating/cooling for the coastal climate.
🔑 Renter Tips
- Be prepared for a car-dependent lifestyle.
- Check the internet connectivity as some older pockets have slower speeds.
- Look for properties with sheds if you have a boat or outdoor gear.
🏘️ What Renters Love Here
Quiet streets, bay access, and generally larger backyards than newer estates.
⚠️ Renter Watch-Outs
Older homes can be poorly insulated and expensive to heat in winter.
🏢 Landlord Strategy
- Maintain the exterior of the property to prevent salt-air corrosion.
- Consider allowing pets to appeal to the high number of local dog owners.
- Ensure all rental providers' safety checks (gas/electric) are up to date.
📋 Compliance & Management
Strict adherence to Victorian rental minimum standards is required, particularly regarding heating and dampness in older coastal homes.
🤝 Agent Insights
- The market is currently driven by local upsizers and Melbourne sea-changers.
- Properties with even a 'glimpse' of the water sell 15% faster.
- Buyers are becoming more wary of sloping blocks due to construction costs.
🎯 Marketing Angles
Focus on 'The Bellarine Lifestyle'—wineries, boating, and golf all within 5 minutes.
👤 Target Buyer Profile
Young professional families and active retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Section 32 for any Significant Landscape Overlays (SLO).
✓
Conduct a professional building inspection with a focus on coastal corrosion.
✓
Check the City of Greater Geelong's coastal hazard maps.
✓
Verify the property's boundary against the title plan, especially on sloping blocks.
✓
Assess the condition of the retaining walls if applicable.
✓
Check the proximity to the nearest bus stop and frequency of service.
✓
Investigate any planned developments in the immediate vicinity via the council portal.
✓
Confirm the NBN connection type (FTTP vs FTTN).
✓
Evaluate the solar potential of the roof given the northern aspect.
✓
Check for any heritage citations on the property or street.
✓
Review the local bushfire attack level (BAL) rating.
✓
Assess the distance to the nearest supermarket in Drysdale.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
