Ming Xu
36 Stableford Avenue, Glen Waverley, Vic 3150
AUCTION
5 3 2
Open Thursday 25 June 2:00 pm Auction Saturday 18 July 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-02)
History, Aboriginal heritage, and the story behind the name.
Glen Waverley — Wurundjeri Woi-wurrung Country
Originally a major fruit-growing area in the mid-19th century, the suburb transitioned into a residential hub during the post-WWII housing boom. The arrival of the railway line extension in 1930 and the development of 'The Glen' shopping centre in the 1960s cemented its status as a regional focal point.
Today, it is a high-density activity centre characterized by luxury modern builds, premium apartment complexes, and a vibrant Asian-influenced culinary scene along Kingsway.
Overall Score
8.8
A top-tier suburb offering a rare combination of elite education, high-end retail, and strong capital growth.
Name Origin
Derived from the 'Waverley' estate, named after Sir Walter Scott's Waverley novels by early settler Alice O'Cock.
Established
Gazetted 1921
Orchard Roots
Once one of Victoria's premier apple and pear growing regions.
Education Hub
Home to one of the most sought-after public secondary schools in Australia.
Transport Terminus
The Glen Waverley railway line terminates here, ensuring seated commutes to the CBD.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.2
Consistent demand from international and local buyers keeps the market competitive even in high-interest environments.
Amenity
9.5
Exceptional access to The Glen shopping centre, Kingsway dining, and the Monash Public Library.
Schools
10.0
The Glen Waverley Secondary College catchment is a primary driver of property value and demand.
Transport
8.5
Excellent train and bus connectivity, though road congestion during peak hours is a notable factor.
Risk Profile
7.5
Low risk of vacancy or long-term decline, though sensitive to school zone policy changes.
Liveability
9.2
High quality of life with a mix of urban convenience and suburban green spaces.
Demographics
8.8
High-income, multi-generational families with a strong professional and entrepreneurial base.
Rental Demand
9.0
Extremely high for family homes within school zones and modern apartments near the station.
Growth Potential
7.8
Strong, though the high entry price limits the 'explosive' growth seen in emerging suburbs.
Affordability
2.5
One of the most expensive non-bayside suburbs in Melbourne, presenting high barriers to entry.
Crime & Safety
8.0
Generally very safe with crime rates below the Victorian metropolitan average.
Walkability
7.2
Very high near the central activity district, though lower in the outer residential pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
House Median
$1,820,000
Reflecting 2025-26 market data
Unit Median
$925,000
Includes luxury apartments
12mo Growth
5.4%
Steady upward trajectory
Vacancy Rate
1.4%
Extremely tight rental market
School Rank
Top 5%
Statewide public ranking
Green Space
12%
Land area dedicated to parks
✅ Key Advantages
- Elite public school catchment (GWSC) provides a 'floor' for property values.
- World-class retail and dining precinct at The Glen and Kingsway.
- End-of-line train station ensures a seat for CBD commuters.
- High concentration of medical and professional services locally.
- Diverse housing stock from mid-century renovators to ultra-modern mansions.
- Strong cultural community with high levels of social cohesion.
⚠️ Key Watch-Outs
- Significant price premium for properties inside the GWSC zone.
- Heavy traffic congestion around Springvale and High Street Roads.
- Strict council overlays (VPO/SLO) can restrict tree removal and development.
- High competition at auctions often leads to prices exceeding reserves.
- Increasing density may impact the 'quiet suburban' feel of central pockets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Affluent Professional
How this suburb feels day-to-day.
🏠 Property Types
Large family homes, luxury townhouses, and high-rise apartments near the station.
Dominant dwelling stock.
💰 Price Range
$850k (Apartments) – $4.5m+ (Luxury Estates)
Typical entry to ceiling.
💡 Why It Matters
Glen Waverley acts as the 'second CBD' of the south-east. Its unique status as an educational hub makes it recession-resistant compared to purely lifestyle-driven suburbs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,820,000
$1.65m – $3.2m
🏢 Unit Median
$925,000
$650k – $1.4m
📈 Price Trend
+5.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $780pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price dip in 2023 was quickly recovered, demonstrating the suburb's resilience. The widening gap between house and unit prices highlights the scarcity of land.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% above Melbourne metro median
Price comparison
📋 Income Ratio
11.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% - 3.2% gross
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Glen Waverley is a 'destination' suburb where buyers often stretch their budgets specifically for school access. It is not considered an entry-level market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families, international students (Monash University proximity), and healthcare workers.
💼 Investor Outlook
Capital growth is the primary play here. While yields are modest, the extremely low vacancy rate and high-quality tenant pool minimize management risks.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.4%
1-Year Growth
+14.5% cumulative
3-Year Growth
+28.2% cumulative
5-Year Growth
📍 Growth Drivers
- Continued prestige of Glen Waverley Secondary College.
- Ongoing redevelopment of The Glen activity centre.
- Proximity to the Monash Employment and Innovation Cluster.
- Limited supply of large residential blocks.
- Suburban Rail Loop (SRL) future connectivity benefits.
⛔ Headwinds
- High interest rates impacting borrowing capacity for the $2m+ bracket.
- Potential changes to school zoning boundaries by the Department of Education.
- Increased supply of high-density apartments softening unit growth.
🔮 5-Year Outlook
Expect steady capital appreciation outperforming the broader Melbourne market, driven by the 'education-belt' effect and the suburb's role as a major commercial hub.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.2
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: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check the Monash Council community safety portal for specific street-level data; central commercial areas have higher foot traffic and associated minor incidents.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are financial (over-capitalization) and regulatory (school zone changes and vegetation overlays).
🌊 Flood Risk
Low risk; some localized flash flooding near Lysterfield Road during extreme events.
🔥 Bushfire Risk
Negligible risk; fully urbanized environment.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading noted.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
GRZ2 (General Residential Zone - Schedule 2)
🔲 Overlays
VPO (Vegetation Protection Overlay), SLO (Significant Landscape Overlay)
🏗️ Development Hotspots
Kingsway precinct and blocks within 800m of the train station.
Overlays can significantly impact your ability to remove trees or subdivide, which are common goals for buyers in this area.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
End-of-line train station, extensive bus network, and easy M1 Freeway access.
🛍️ Amenity & Retail
The Glen is a major regional shopping destination with high-end international brands.
🌲 Parks & Recreation
Central Reserve and Jells Park (nearby) offer extensive sporting and recreational facilities.
🏫 Schools
Home to GWSC, Wesley College (Glen Waverley campus), and several high-performing primary schools.
🏥 Healthcare
Close proximity to Monash Medical Centre and numerous private specialist clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A highly educated, multicultural community with a significant proportion of residents working in professional, scientific, and technical services.
💵 Median Income
$105,000 - $120,000 per household
🏠 Ownership
72% owner-occupied, 28% renting
🎂 Age Profile
Median age 40
🎓 Education
42% of residents hold a Bachelor degree or higher
📊 Age Distribution
The high rate of owner-occupation and mature age profile suggests long-term community stability and pride in property maintenance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on high-density residential and the Suburban Rail Loop (SRL) integration.
📈 Positive Impacts
- SRL will provide direct rail links to Monash University and Cheltenham.
- Continued upgrades to The Glen retail precinct.
- Modernization of public sporting facilities at Central Reserve.
📉 Negative Impacts
- Long-term construction disruption near the future SRL station site.
- Increased traffic congestion during peak development phases.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mount Waverley
Position
West
Price
Slightly cheaper
Lifestyle
Quieter, more traditional suburban feel, less 'hustle' than Glen Waverley central.
Best for
Families wanting more land for a slightly lower price point.
📍Wheelers Hill
Position
South-East
Price
20% more affordable
Lifestyle
Hilly terrain, larger blocks, but lacks a train station.
Best for
Buyers prioritizing views and space over public transport.
📍Burwood East
Position
North
Price
15% more affordable
Lifestyle
Tram-focused transport, proximity to Deakin University.
Best for
Investors and students.
📍Vermont South
Position
North-East
Price
25% more affordable
Lifestyle
End of the tram line, very family-oriented, lacks the 'prestige' of the GWSC zone.
Best for
Value-seeking families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Balwyn
VIC
9.0/10
Elite school zones (Balwyn High) driving massive property premiums.
Carlingford
NSW
8.5/10
Strong Asian demographic and top-tier school catchments (James Ruse nearby).
Box Hill
VIC
8.7/10
Major transport and dining hub with high-density development.
Sunnybank
QLD
8.2/10
Premier multicultural dining and retail hub for the city's south.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the area, citing the convenience of 'having everything at your doorstep' and the safety of the neighborhood as primary reasons for staying.
★★★★★
Education & Value
Buying in the school zone was the best investment I ever made. The kids walked to school and the house value has tripled.
Education
Investment
★★★★☆
Lifestyle
I love the food on Kingsway and being able to catch the train easily, but the traffic on weekends is getting a bit much.
Dining
Traffic
★★★★☆
Amenity
The new library and the upgrades to The Glen are fantastic. It's a very comfortable place to grow old.
Facilities
Comfort
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school zone boundary via the official Find My School website before bidding.
- Prioritize land size; 650sqm+ blocks in this suburb are becoming rare and highly valuable.
- Factor in a 'buffer' for auctions; properties here frequently sell 10% above the top end of the quote range.
- Look for homes with north-facing backyards to maximize light, as many blocks have established trees.
- Check for Vegetation Protection Overlays (VPO) which can make extensions difficult.
- Consider townhouses just outside the central hub for better value-for-money while still retaining amenity access.
❓ Questions to Ask the Agent
- Is this property 100% within the Glen Waverley Secondary College catchment for the current year?
- Are there any active planning permits for high-density developments on this street?
- Does the property have a Vegetation Protection Overlay (VPO) or Significant Landscape Overlay (SLO)?
- What were the results of the last three auctions for similar properties in this specific pocket?
- Are there any easements on the title that would prevent a pool or extension?
- What is the current rental appraisal based on recent leases in the street?
- Has the property ever been flagged for flooding or drainage issues by the council?
🏷️ Seller Strategy
- Highlight school zone eligibility as the primary marketing headline.
- Professional staging is essential; the buyer demographic here has high expectations for presentation.
- Consider an auction campaign; the competitive nature of this suburb typically yields the best result.
- Ensure all garden maintenance is pristine, as outdoor 'curb appeal' is a major factor for local buyers.
- Provide a recent building and pest report to remove friction for overseas or interstate buyers.
📣 Positioning Tips
Position the property as a 'generational asset'—emphasizing that the buyer isn't just purchasing a home, but securing their children's educational future and a stake in a blue-chip precinct.
💼 Investment Case
High-capital growth, low-yield play.
⚠️ Investment Risks
Low rental yield (often sub-3%) and high land tax liabilities for expensive blocks.
📈 Action Plan
- Target 2-bedroom modern apartments near the station for higher yields.
- Focus on 'walk-to-school' locations for maximum capital growth.
- Maintain the property to a high standard to attract premium professional tenants.
- Monitor Suburban Rail Loop updates for long-term value uplift near the station.
🔑 Renter Tips
- Have your application ready immediately after the first inspection.
- Provide proof of enrollment or intent to enroll in local schools if applicable.
- Consider apartments in 'The Glen' complex for ultimate convenience.
🏘️ What Renters Love Here
Unbeatable access to shops, trains, and top-tier schools.
⚠️ Renter Watch-Outs
High rents and intense competition for family-sized homes.
🏢 Landlord Strategy
- Include garden maintenance in the rent to protect your asset's value.
- Install high-quality heating and cooling to meet the expectations of professional tenants.
- Review rents every 12 months as the Glen Waverley market moves quickly.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date as per Victorian 2021 rental reforms.
🤝 Agent Insights
- The 'school zone premium' is currently estimated at $150k-$250k for comparable houses.
- Off-market sales are common for high-end luxury builds.
- Multilingual marketing (Mandarin/Cantonese) is highly effective in this demographic.
🎯 Marketing Angles
The 'Education Capital', 'Lifestyle Hub', and 'Blue-Chip Security'.
👤 Target Buyer Profile
Affluent migrant families, multi-generational households, and medical professionals.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school zone via findmyschool.vic.gov.au.
✓
Check Title for Covenants or Section 173 agreements.
✓
Review the Monash Planning Scheme for overlay restrictions.
✓
Order a professional building and pest inspection (focus on slab integrity).
✓
Verify the presence of asbestos in pre-1990s homes.
✓
Check for underground drainage pipes if planning to build over them.
✓
Assess traffic noise levels during school drop-off and pick-up hours.
✓
Evaluate the impact of future Suburban Rail Loop construction.
✓
Confirm all structures (sheds, decks) have council permits.
✓
Check the Dial Before You Dig report for major utility easements.
✓
Review recent crime statistics for the specific street block.
✓
Assess the health of large trees on the property and neighboring lots.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 monash.vic.gov.au
🔗 abs.gov.au
🔗 findmyschool.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2025-2026 market projections and historical trends. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
