Eddie Fu
42 Macgowan Avenue, Glen Huntly, Vic 3163
$1,350,000 - $1,450,000
4 2 2
Open Saturday 27 June 10:00 am Auction Saturday 18 July 4:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Glen Huntly — Bunurong Country
Originally part of the 'fever camp' quarantine area in the 1840s, the suburb evolved into a residential enclave with the expansion of the tram and rail networks in the early 20th century. It became a distinct commercial hub following the post-WWII housing boom and the proliferation of mid-century apartment blocks.
A vibrant, multicultural pocket characterized by a mix of heritage California Bungalows and a high density of 1960s-70s brick flats, now anchored by a state-of-the-art sunken railway station.
Overall Score
8
A premium inner-southeast location with exceptional transport and steady capital growth.
Name Origin
Named after the barque 'Glen Huntly', which arrived in Port Phillip in 1840 carrying fever-stricken immigrants.
Established
Gazetted 1927
Maritime Link
Named after a 'fever ship' from 1840.
Infrastructure
Home to one of Melbourne's newest sunken rail trenches.
Academic Proximity
Directly adjacent to Monash University Caulfield campus.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by the completion of the Level Crossing Removal Project.
Amenity
8
High density of cafes, supermarkets, and local services within a small footprint.
Schools
8
Zoned for highly regarded Glen Huntly Primary and proximity to elite private schools.
Transport
10
Perfect score due to the new station, dual tram lines (67), and bus connectivity.
Risk Profile
7
Moderate risk primarily due to drainage overlays and high apartment density.
Liveability
8
Excellent walkability and access to parks like Booran Reserve.
Demographics
8
Diverse mix of young professionals, students, and established families.
Rental Demand
9
Extremely high due to proximity to Monash University and CBD rail access.
Growth Potential
7
Strong, supported by ongoing gentrification of older unit stock.
Affordability
5
Houses are increasingly out of reach for first buyers, though units remain accessible.
Crime & Safety
8
Generally safe residential area with lower crime rates than neighboring commercial hubs.
Walkability
9
Most residents can complete daily errands without a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,585,000
Stable growth in 2025
Median Unit
$615,000
High yield potential
Vacancy Rate
1.1%
Critically undersupplied
Walk Score
88/100
Very Walkable
Green Space
Booran Reserve
Award-winning playground
CBD Commute
18 mins
Via Frankston Line
✅ Key Advantages
- Exceptional public transport with the newly rebuilt Glen Huntly Station and Route 67 tram.
- High-performing local primary school and proximity to Caulfield Grammar.
- Walking distance to the world-class Booran Reserve regional playground.
- Strong rental yields and low vacancy rates driven by Monash University students and staff.
- Compact suburb size ensures all residents are close to the retail strip.
⚠️ Key Watch-Outs
- Significant portions of the suburb are subject to the Special Building Overlay (SBO) for flooding.
- High volume of 1960s/70s 'six-pack' flats can limit scarcity value for unit investors.
- Traffic congestion on Glen Huntly Road during peak hours despite rail separation.
- Limited stock of full-size family houses compared to neighboring Ormond or Caulfield.
- Noise considerations for properties directly flanking the rail corridor or tram line.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Transit-Oriented Urban
How this suburb feels day-to-day.
🏠 Property Types
Mix of 40% houses (mostly period) and 60% units/apartments.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $2.2m (Renovated Houses)
Typical entry to ceiling.
💡 Why It Matters
Glen Huntly offers a more affordable entry point into the prestigious Glen Eira catchment than Caulfield, while providing superior transport links. The recent removal of level crossings has fundamentally improved the suburb's flow and desirability.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,585,000
$1.45m – $2.1m
🏢 Unit Median
$615,000
$480k – $850k
📈 Price Trend
+4.2% over the last 12 months
12-month movement
🔑 Weekly Rents
Houses $780pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is significant, reflecting the scarcity of land. Renovated period homes command a massive premium.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
Houses 35% above Melbourne median; Units 5% below.
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While houses are expensive, the high volume of older units provides a viable entry point for first-home buyers and investors that is rare for the inner-south.
🔥 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%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
University students, healthcare workers, and young professional couples.
💼 Investor Outlook
Extremely strong cash flow potential. Older brick units are prime candidates for internal renovations to manufacture equity and increase yield.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5%
3-Year Growth
+23.8%
5-Year Growth
📍 Growth Drivers
- Completion of the $500m+ Level Crossing Removal Project.
- Ongoing gentrification of the Glen Huntly Road retail strip.
- Proximity to the Caulfield Racecourse Reserve masterplan redevelopment.
- Limited new land supply driving up value of existing detached dwellings.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for the mid-market.
- High land tax for investors holding multiple units in the area.
- Potential for oversupply in the new-build apartment segment in nearby Carnegie.
🔮 5-Year Outlook
Expect steady capital appreciation for houses. Units will likely see moderate growth but remain a yield-play unless they are unique heritage conversions.
🛡️ 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
12% below metro average
Relative comparison
Risk Categories
Property Damage: Low
Theft from Motor Vehicle: Medium
Public Order: Low
📋 What to Check Locally
Check Victoria Police 'Crime by Location' portal for specific street-level data; focus on secure parking for apartment dwellers.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is localized flooding due to the suburb's topography and aging drainage infrastructure.
🌊 Flood Risk
Significant portions are covered by the Special Building Overlay (SBO).
🔥 Bushfire Risk
Negligible risk; fully urbanized.
🏦 Insurance Impact
Flood cover premiums may be elevated for properties within the SBO.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
GRZ1 (General Residential Zone)
🔲 Overlays
SBO (Special Building Overlay), HO (Heritage Overlay)
🏗️ Development Hotspots
Glen Huntly Road corridor and properties adjacent to the new station trench.
Zoning allows for moderate densification, but Heritage Overlays protect the character of specific residential streets, limiting 'knock-down rebuild' potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Elite access via new station and tram 67 directly to Melbourne University.
🛍️ Amenity & Retail
Excellent local Woolworths, diverse dining, and essential services.
🌲 Parks & Recreation
Booran Reserve is the standout, plus proximity to Caulfield Park.
🏫 Schools
Glen Huntly Primary is a major drawcard for young families.
🏥 Healthcare
Close to Caulfield Hospital and numerous GP clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A highly educated, diverse population with a significant proportion of single-person households and young families.
💵 Median Income
$92,400 pa
🏠 Ownership
35% owner-occupied, 62% renting
🎂 Age Profile
Median age 34
🎓 Education
52% hold a Bachelor degree or higher
📊 Age Distribution
The high rental population ensures a liquid investment market, while the young median age drives demand for cafes and modern amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Level Crossing Removal Project (completed) is the defining recent development, now followed by smaller scale residential infill.
📈 Positive Impacts
- Elimination of traffic bottlenecks at Glen Huntly and Neerim Roads.
- New modern station facilities and improved pedestrian safety.
- Creation of new open spaces and bike paths along the rail corridor.
📉 Negative Impacts
- Short-term disruption during the 2023-2024 construction phase.
- Increased developer interest leading to higher density in quiet streets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Caulfield
Position
North
Price
25% more expensive
Lifestyle
More prestigious, larger blocks, less 'village' feel.
Best for
High-net-worth families.
📍Carnegie
Position
East
Price
Similar
Lifestyle
Much larger retail precinct, more 'hustle and bustle'.
Best for
Foodies and urbanites.
📍Ormond
Position
South
Price
10% more expensive (houses)
Lifestyle
Quieter, more suburban, fewer apartments.
Best for
Families seeking larger backyards.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Murrumbeena
VIC
8/10
Shared rail line, similar mix of heritage and units.
Fairfield
VIC
8/10
Village feel with strong rail links and heritage character.
Auburn
VIC
9/10
Small footprint, high-end transport, proximity to unis.
Gardenvale
VIC
7/10
Smallest suburb in Melbourne, similar density and rail focus.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its '15-minute city' lifestyle where cars are optional, though some lament the increasing density.
★★★★★
Transport & Schools
The new station is a game changer. I can get my kids to Glen Huntly Primary and be in the CBD for work in under 30 minutes total.
Efficiency
Education
★★★★☆
Affordability
I couldn't afford a house in Caulfield, but I got a great 70s flat here. It's solid, quiet, and the value is already up.
Value
Entry Point
★★★★★
Rental Market
I never have a vacancy for more than a week. The students from Monash love being this close to the tram and shops.
Yield
Demand
★★★☆☆
Traffic & Noise
The level crossing removal helped, but Glen Huntly Road is still a nightmare at 5pm. Too many delivery bikes and narrow lanes.
Congestion
Noise
★★★★☆
Lifestyle
Booran Reserve is basically my backyard. Best coffee at the local cafes, but I wish there were more late-night dining options.
Recreation
Nightlife
★★★★☆
Community
The foot traffic has increased since the station reopened. It feels like the suburb is finally finding its identity.
Growth
Foot Traffic
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'Golden Mile' streets away from the main road noise.
- Check the Section 32 specifically for Special Building Overlays (SBO).
- Look for 1960s/70s units with 'bones' suitable for renovation.
- Verify school zone boundaries as they are strictly enforced for Glen Huntly Primary.
- Attend auctions to gauge true local sentiment; properties often sell before the hammer.
- Consider the impact of the tram line on street parking for guests.
❓ Questions to Ask the Agent
- Is this property located within a Special Building Overlay (SBO)?
- Has the property ever experienced internal flooding or significant drainage issues?
- What are the quarterly body corporate fees and what do they cover?
- Are there any planned major works for the apartment block?
- Is the property within the current Glen Huntly Primary School zone?
- How many of the units in this block are owner-occupied?
- What is the current rental return and lease expiry date?
- Are there any heritage restrictions on making external changes to the house?
🏷️ Seller Strategy
- Highlight the proximity to the new station as a primary selling point.
- Professional styling is essential for smaller apartments to maximize space perception.
- Ensure all drainage and guttering is cleared and documented to mitigate flood concerns.
- Target marketing toward Monash University staff and young professional couples.
- Spring and Autumn are the peak selling windows for this leafy suburb.
📣 Positioning Tips
Position your property as a 'turn-key' lifestyle opportunity in a high-growth transit corridor. Emphasize the walkability and the 'newness' of the local infrastructure.
💼 Investment Case
High-yield, low-vacancy strategy targeting the student and young professional demographic.
⚠️ Investment Risks
High land tax and potential for rising body corporate fees in older blocks.
📈 Action Plan
- Target 2-bedroom brick flats in blocks of 8 or fewer.
- Budget for a cosmetic internal renovation (kitchen/bathroom).
- Ensure the property has an allocated car space on title.
- Install split-system heating/cooling to meet minimum rental standards.
- Review insurance policies for flood coverage if in an SBO zone.
🔑 Renter Tips
- Apply with all documents ready; properties move in under 14 days.
- Look for units slightly further from the station for better value.
- Check mobile reception inside older brick buildings.
🏘️ What Renters Love Here
Unbeatable commute times and great local park access.
⚠️ Renter Watch-Outs
Street parking can be difficult near the station and shops.
🏢 Landlord Strategy
- Regularly review rents to match the 8-10% annual growth in the area.
- Consider long-term leases for Monash PhD students for stability.
- Maintain the exterior of older blocks to attract premium tenants.
📋 Compliance & Management
Ensure all gas and electrical safety checks are current as per 2021 Victorian rental laws.
🤝 Agent Insights
- Stock levels remain tight, leading to competitive bidding for houses.
- The 'new station' effect is still being priced into the market.
- Buyers are increasingly wary of SBOs; have drainage reports ready.
🎯 Marketing Angles
The '18-minute CBD commute' and 'Booran Reserve lifestyle'.
👤 Target Buyer Profile
Young families moving from apartments, and first-home buyers priced out of Caulfield.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm zoning and overlays via VicPlan.
✓
Order a professional building and pest inspection, focusing on rising damp.
✓
Verify the 'Statement of Information' against recent comparable sales.
✓
Check the Victorian School Zones website for the latest boundaries.
✓
Review the Council's 'Glen Huntly Structure Plan' for future developments.
✓
Inspect the property during peak hour to assess traffic noise.
✓
Check the title for any restrictive covenants or easements.
✓
Verify the functionality of the allocated car space.
✓
Assess the condition of the common areas in apartment blocks.
✓
Confirm the availability of NBN (FTTP vs FTTN).
✓
Review the Victoria Police crime statistics for the 3163 postcode.
✓
Check for any active planning permits on neighboring properties.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 gleneira.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 abs.gov.au
🔗 crimestatistics.vic.gov.au
🔗 schoolzones.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026. 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.
