Andrew Pennisi
7/222 Keilor Road, Essendon North, Vic 3041
Private Sale $550,000
2 2 1
Open Saturday 27 June 10:45 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Essendon North — Wurundjeri Woi-wurrung Country
Originally part of the wider Essendon district, the area transitioned from agricultural land to residential allotments in the early 20th century. It saw significant post-WWII development, characterized by brick veneers and weatherboard homes. The suburb was formally recognized as a distinct entity to manage the growing commercial importance of the Keilor Road precinct.
The suburb is now defined by a sharp contrast between quiet, leafy residential streets and the bustling, high-density Activity Centre along Keilor Road. It attracts a mix of young professionals and established families drawn to its connectivity.
Overall Score
7.6
A strong performer for lifestyle and convenience, though tempered by noise and density risks.
Name Origin
Derived from the neighboring suburb of Essendon, which was likely named after the village of Essendon in Hertfordshire, England.
Established
Gazetted 1927
Transit Hub
Education Focus
Essendon North Primary School is a central community pillar with a high local reputation.
Aviation Proximity
Directly adjacent to Essendon Fields, influencing local height limits and noise profiles.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.8
Steady demand for houses; units face higher competition due to significant recent supply.
Amenity
8.5
Exceptional access to cafes, retail, and essential services along Keilor Road.
Schools
8.2
Excellent primary schooling options and proximity to elite private secondary colleges in Essendon.
Transport
8.4
Superb tram and freeway access, though peak-hour road congestion is a major factor.
Risk Profile
6.5
Primary risks involve aircraft noise (AEO) and high-density planning overlays.
Liveability
7.8
High quality of life for those valuing walkability and urban activity over quiet seclusion.
Demographics
7.2
A shifting mix of long-term owners and a growing population of young professional renters.
Rental Demand
8.0
Consistently high due to proximity to the CBD and Essendon Fields employment hub.
Growth Potential
7.0
House prices benefit from scarcity; unit growth is more modest due to ongoing development.
Affordability
5.5
More expensive than neighboring Airport West, but offers better value than Essendon proper.
Crime & Safety
7.4
Generally safe, with crime rates largely reflecting typical urban retail precinct activity.
Walkability
8.8
Most residents can complete daily errands on foot, especially near the Keilor Road axis.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,295,000
Reflecting 2025-26 market data
Median Unit
$535,000
Includes modern apartments
Vacancy Rate
1.4%
Tight rental market
Green Space
Moderate
Allison Park is the local gem
Walk Score
84/100
Very Walkable
CBD Distance
10km
Quick commute via M2
✅ Key Advantages
- Exceptional walkability to the Keilor Road retail and dining precinct.
- Strong public transport links via the Route 59 tram and nearby Glenbervie station.
- Zoned for the highly-regarded Essendon North Primary School.
- Proximity to major employment hubs at Essendon Fields and Melbourne Airport.
- Diverse housing stock ranging from entry-level apartments to premium family homes.
⚠️ Key Watch-Outs
- Persistent aircraft noise due to the Essendon Fields flight path.
- Significant traffic bottlenecks at the Keilor Rd/Mt Alexander Rd intersection.
- High volume of new apartment supply may suppress short-term capital growth for units.
- Limited large-scale parkland within the suburb boundaries compared to Essendon.
- Strict heritage and airport overlays can complicate renovation plans.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Professional
How this suburb feels day-to-day.
🏠 Property Types
A mix of mid-century detached houses, 1970s villa units, and contemporary multi-level apartment complexes.
Dominant dwelling stock.
💰 Price Range
$450k (1BR Unit) – $1.8m+ (Renovated House)
Typical entry to ceiling.
💡 Why It Matters
Essendon North acts as the 'engine room' of the area, providing the density and commercial life that supports the broader Moonee Valley region.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,295,000
$1.15m – $1.65m
🏢 Unit Median
$535,000
$410k – $720k
📈 Price Trend
+3.1% over the last 12 months
12-month movement
🔑 Weekly Rents
Houses $700pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units reflects the suburb's role as a high-density corridor, while houses remain tightly held and appreciate steadily.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
7% above Melbourne metropolitan median for houses
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield for units
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While houses are becoming increasingly out of reach for first-home buyers, the unit market remains one of the more accessible entry points in the inner-northwest.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young professionals, aviation industry workers, and small families.
💼 Investor Outlook
Strong rental yields for well-located units near the tram line. Capital growth for apartments is secondary to cash flow in this precinct.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.1%
1-Year Growth
+11.5%
3-Year Growth
+24.2%
5-Year Growth
📍 Growth Drivers
- Ongoing revitalization of the Keilor Road commercial strip.
- Continued demand for school zoning (Essendon North PS).
- Expansion of commercial services at Essendon Fields.
- Scarcity of full-sized residential blocks.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for the mid-market.
- Oversupply of generic one-bedroom apartments.
- Increasingly stringent heritage overlays on older homes.
🔮 5-Year Outlook
Expect steady, moderate growth for houses as they become 'rare assets'. The unit market will likely stabilize as the construction pipeline slows, focusing on larger, owner-occupier style apartments.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.4
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
In line with metropolitan averages for similar high-density corridors
Relative comparison
Risk Categories
Property Theft: Medium
Traffic Incidents: High
Violent Crime: Low
📋 What to Check Locally
Standard urban precautions apply. Secure parking is highly recommended due to high street-parking demand and opportunistic theft.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental (noise) and planning-related rather than natural disasters like fire or flood.
🌊 Flood Risk
Low risk; primarily localized flash flooding in extreme rain events due to urban runoff.
🔥 Bushfire Risk
Negligible risk; fully urbanized area.
🏦 Insurance Impact
Premiums may be slightly higher for properties directly under the flight path or those with older heritage structures.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ) and Activity Centre Zone (ACZ) near Keilor Rd.
🔲 Overlays
Airport Environs Overlay (AEO), Heritage Overlay (HO), and Design and Development Overlay (DDO).
🏗️ Development Hotspots
Keilor Road remains the primary focus for multi-level residential and mixed-use developments.
Zoning determines your ability to renovate or develop; AEO overlays can restrict building heights and require specific acoustic treatments.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent tram access (Route 59) and proximity to the Tullamarine Freeway.
🛍️ Amenity & Retail
High-tier; Keilor Road offers everything from boutique dining to major supermarkets.
🌲 Parks & Recreation
Fair; Allison Park provides a local green space, but larger parks require a short drive.
🏫 Schools
Top-tier primary options; secondary options are competitive and highly sought after.
🏥 Healthcare
Good; numerous GP clinics locally with major hospitals in nearby Parkville.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An evolving demographic with a high proportion of young professionals and a stable base of established families.
💵 Median Income
$92,500 pa
🏠 Ownership
38% owner-occupied, 58% renting
🎂 Age Profile
Median age 34
🎓 Education
High; over 35% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high rental population supports the investment market, while the 25-44 age bracket drives the local cafe and night-life economy.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on intensifying the Keilor Road corridor with mixed-use residential towers.
📈 Positive Impacts
- Increased local retail diversity.
- Improved streetscape and pedestrian infrastructure.
- Modernized housing stock.
📉 Negative Impacts
- Increased strain on local street parking.
- Loss of some mid-century streetscape character.
- Construction-related traffic disruptions.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Essendon
Position
South
Price
Significantly more expensive
Lifestyle
More prestigious, larger blocks, quieter streets.
Best for
High-budget families seeking 'forever' homes.
📍Niddrie
Position
West
Price
Comparable for houses
Lifestyle
Similar retail focus but more suburban feel.
Best for
Families wanting proximity to Keilor Road shops.
📍Airport West
Position
North-West
Price
More affordable
Lifestyle
Industrial influence, larger shopping mall (Westfield).
Best for
First home buyers and budget-conscious investors.
📍Strathmore
Position
East
Price
More expensive
Lifestyle
Very quiet, elite school zoning (Strathmore Secondary).
Best for
Families prioritizing secondary school zones.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Pascoe Vale
VIC
7.4/10
Mix of older homes and new townhouses with good train access.
Preston
VIC
7.8/10
Strong retail corridors and diverse housing types.
Carnegie
VIC
8.1/10
High-density rail corridor with a strong cafe culture.
Coburg
VIC
7.7/10
Gentrifying inner-north pocket with heritage and modern mix.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and 'buzz' of Keilor Road but often complain about the noise from the airport and the difficulty of parking during peak hours.
★★★★☆
Convenience
I can walk to three different supermarkets and ten great cafes in five minutes. The tram is right there for work.
Walkability
Amenities
★★★★☆
Schooling
Essendon North Primary is fantastic, but we do have to keep the windows shut during flight training days at the airport.
Education
Noise
★★★☆☆
Traffic
Getting onto the Tullamarine Freeway at 8:00 AM is a nightmare. Keilor Road is basically a parking lot.
Congestion
Access
★★★★★
Lifestyle
Moving from a big house to a modern apartment here was the best choice. Everything I need is on my doorstep.
Lifestyle
Maintenance
★★★★☆
Investment
I never have trouble finding tenants. The proximity to the airport and CBD makes it a very safe bet for rental income.
Yield
Demand
★★★☆☆
Parking
The apartment is great, but if I come home after 6 PM, I have to park two streets away because there's no visitor parking.
Parking
Modernity
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the southern side of the suburb for slightly less airport noise.
- Check the Section 32 specifically for Airport Environs Overlays (AEO).
- Look for older villa units (1970s) which often offer better land value and space than new apartments.
- Verify school zone boundaries as they can change and are strictly enforced.
- Attend inspections during peak traffic times to understand the true noise and access levels.
❓ Questions to Ask the Agent
- Is this property located within the 20 or 25 ANEF (noise) contour?
- Are there any planned high-rise developments on the immediate neighboring blocks?
- Does the property have a heritage overlay that restricts external modifications?
- What are the current body corporate fees and what do they cover (for units)?
- Has the building been audited for combustible cladding (for newer apartments)?
- Is the property within the current catchment for Essendon North Primary School?
- How many parking permits is this address eligible for from the council?
🏷️ Seller Strategy
- Highlight proximity to the Route 59 tram terminus as a key selling point.
- Ensure any acoustic upgrades (double glazing) are prominently featured in marketing.
- Target young professionals by emphasizing the 'lock-up-and-leave' lifestyle.
- Professional styling is essential for apartments to stand out in a high-supply market.
📣 Positioning Tips
Position the property as a 'lifestyle gateway' that offers the best of Essendon's amenities at a more competitive price point.
💼 Investment Case
High-yield rental play with low vacancy risk.
⚠️ Investment Risks
Low capital growth in the apartment sector due to high supply; potential for increased body corporate fees in older complexes.
📈 Action Plan
- Target 2-bedroom units with at least one car park.
- Focus on properties within 400m of the tram line.
- Budget for acoustic improvements to attract long-term tenants.
- Monitor Moonee Valley council planning updates for new nearby developments.
🔑 Renter Tips
- Check for double glazing if the apartment faces Keilor Road.
- Test the commute to the CBD via tram during peak hour before signing.
- Inquire about dedicated parking as street permits are limited.
🏘️ What Renters Love Here
Unbeatable access to food and transport.
⚠️ Renter Watch-Outs
Noise from both planes and late-night street activity.
🏢 Landlord Strategy
- Maintain modern interiors to compete with new builds.
- Offer pet-friendly leases to stand out in the high-density market.
- Ensure compliance with the latest Victorian rental minimum standards.
📋 Compliance & Management
Strict adherence to gas and electrical safety checks every two years is mandatory.
🤝 Agent Insights
- The market is split between price-sensitive first home buyers and school-zone-driven families.
- Properties with 'character' (Art Deco or mid-century) command a significant premium.
🎯 Marketing Angles
Focus on 'The Keilor Road Lifestyle' and 'Essendon North Primary Zoning'.
👤 Target Buyer Profile
Young professional couples and small families looking for their first 'house' purchase.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Section 32 for Airport Environs Overlay (AEO).
✓
Conduct a professional building and pest inspection.
✓
Verify the exact school zone via findmyschool.vic.gov.au.
✓
Check the Moonee Valley Planning Scheme for nearby height limits.
✓
Test mobile phone reception and NBN availability.
✓
Visit the property during a flight window to assess noise impact.
✓
Check for any outstanding council orders or building notices.
✓
Review the owners corporation minutes for the last 3 years (if applicable).
✓
Assess the condition of the roof and guttering on older brick homes.
✓
Confirm the presence of working smoke alarms and safety switches.
✓
Check for easements that might restrict future pool or extension plans.
✓
Inquire about any history of localized flooding in the street.
📚 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 consult with professionals before making any property purchase.
