Noel Susay
5A Apex Avenue, Hampton East, Vic 3188
$1,680,000 - $1,750,000
4 2 2
Open Saturday 6 June 2:00 pm Auction Saturday 20 June 2:30 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Hampton East โ Boonwurrung Country
Originally part of the larger Hampton and Moorabbin districts, Hampton East developed rapidly in the post-WWII era to provide housing for returning servicemen and young families. It was historically characterized by modest weatherboard and brick veneer homes on generous allotments.
Today, it is a gentrifying pocket of Bayside, transitioning from a 'sleeper' suburb into a sought-after family destination with a mix of renovated mid-century homes and contemporary townhouses.
Overall Score
8.2
A high-performing Bayside suburb that balances lifestyle with investment upside.
Name Origin
Derived from the adjacent suburb of Hampton, which was named after a local market gardener or the English seaside town.
Established
Gazetted 1950s
Green Space
Home to Basterfield Park, one of the region's most popular family parks.
Connectivity
Direct access to the Frankston line via Moorabbin Station.
Education
Proximity to the prestigious 'Private School Belt' of Brighton and Hampton.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand as buyers are priced out of Hampton and Brighton East.
Amenity
8.0
Excellent access to local parks and the nearby Moorabbin retail precinct.
Schools
8.5
Strong local primary options and access to the Brighton Secondary College zone in specific pockets.
Transport
8.5
Exceptional rail and road links, though Nepean Highway can be a bottleneck.
Risk Profile
7.0
Low environmental risk, but urban planning changes require monitoring.
Liveability
8.2
High quality of life with coastal proximity without the beachside price tag.
Demographics
8.0
Shift towards high-income young families and professionals.
Rental Demand
7.8
Tight vacancy rates driven by proximity to Holmesglen TAFE and transport.
Growth Potential
8.4
Significant upside as the 'ripple effect' from premium neighbors continues.
Affordability
5.5
Expensive relative to Melbourne medians, but 'affordable' for the Bayside LGA.
Crime & Safety
8.2
Consistently lower crime rates than the Melbourne metropolitan average.
Walkability
7.2
Good in the western pockets near the station; lower in the eastern residential blocks.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,620,000
Projected March 2026
Median Unit
$925,000
Includes modern townhouses
12mo Growth
5.8%
Outperforming broader Melbourne
Vacancy Rate
1.1%
Critically low supply
Family Ratio
68%
Dominant household type
CBD Commute
28 mins
Via Frankston Express Line
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Key Advantages
- Walking distance to Moorabbin Station and the evolving Moorabbin hospitality precinct.
- Large traditional block sizes (550sqm+) offering significant renovation or development potential.
- Proximity to Basterfield Park and its high-quality playground and lake facilities.
- Access to elite Bayside private schools within a 5-10 minute drive.
- Lower entry price point compared to Hampton (3188) and Brighton East (3187).
- Strong historical capital growth and resilient land value.
โ ๏ธ Key Watch-Outs
- Significant traffic noise and air quality concerns for properties bordering Nepean Highway.
- Increasing density with many older homes being replaced by side-by-side townhouses.
- Limited local 'high street' shopping within the suburb itself; reliant on Moorabbin or Hampton St.
- Inconsistent school zoning; only specific streets fall within the Brighton Secondary College zone.
- Potential for overshadowing from new multi-level developments near the Moorabbin border.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Bayside Gentrifier
How this suburb feels day-to-day.
๐ Property Types
Mix of post-war brick veneers, renovated mid-century homes, and high-end modern townhouses.
Dominant dwelling stock.
๐ฐ Price Range
$850k (units) – $2.4m (premium houses)
Typical entry to ceiling.
๐ก Why It Matters
Hampton East serves as the gateway to the Bayside lifestyle. It offers the same postcode as Hampton but at a relative discount, making it the primary target for families looking to secure land in a blue-chip region.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$1,620,000
$1.45m – $2.3m
๐ข Unit Median
$925,000
$750k – $1.25m
๐ Price Trend
+5.8% past 12 months
12-month movement
๐ Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The price gap between houses and townhouses is narrowing as new-build quality improves, reflecting a shift in buyer preference toward low-maintenance luxury.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
22% above Melbourne metro median
Price comparison
๐ Income Ratio
10.4x average household income
Median price รท median income
๐ณ Gross Yield
2.9% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While expensive by national standards, it remains one of the most accessible entry points into the Bayside LGA for detached housing.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.1%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand LevelVery High
๐ค Tenant Profile
Young professional couples and families waiting to buy into the area.
๐ผ Investor Outlook
Strong capital growth prospects outweigh the relatively low rental yields. The area is highly defensive during market downturns due to land scarcity.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+14.5% cumulative
3-Year Growth
+32% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing gentrification of the Moorabbin Activity Centre.
- Spillover demand from Brighton and Hampton.
- Limited supply of detached housing on large blocks.
- Infrastructure upgrades to the Frankston rail line.
- Increasing prestige of local state primary schools.
โ Headwinds
- Rising interest rates impacting the mid-market buyer segment.
- Increased supply of townhouses potentially diluting unit price growth.
- Planning changes allowing higher density near transport hubs.
๐ฎ 5-Year Outlook
Expect steady outperformance of the Melbourne average as the suburb's 'prestige' catch-up with Hampton continues. Land value will remain the primary driver.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
18% below metro average
Relative comparison
Risk Categories
Property Crime: Low Personal Safety: Low Traffic/Road Safety: Medium
๐ What to Check Locally
Standard residential security is sufficient. Focus on securing properties with rear-lane access which can be targets for opportunistic theft.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Low environmental risk area, with the primary concerns being urban planning shifts and noise pollution from major arterials.
๐ Flood Risk
Minor localized flooding possible in low-lying areas during extreme events; check Bayside Special Building Overlays (SBO).
๐ฅ Bushfire Risk
Negligible risk; fully urbanized area.
๐ฆ Insurance Impact
No significant premiums noted for the area beyond standard Bayside rates.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
General Residential Zone - Schedule 2 (GRZ2)
๐ฒ Overlays
Special Building Overlay (SBO), Vegetation Protection Overlay (VPO) in some pockets.
๐๏ธ Development Hotspots
Streets within 400m of Moorabbin Station and properties with Nepean Highway frontage.
Zoning allows for moderate densification, which supports land value for developers but may impact privacy for existing single-level homes.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Excellent rail access via Moorabbin; multiple bus routes along South Rd and Nepean Hwy.
๐๏ธ Amenity & Retail
High; proximity to Southland Shopping Centre and Hampton Street cafes.
๐ฒ Parks & Recreation
Outstanding; Basterfield Park is a regional highlight with lake and gardens.
๐ซ Schools
Very Good; Moorabbin Primary is highly regarded; Brighton Secondary zone access is a major plus.
๐ฅ Healthcare
Excellent; close to Sandringham Hospital and Holmesglen Private Hospital.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A professional, family-oriented demographic with a high percentage of tertiary-educated residents.
๐ต Median Income
$115,000 pa
๐ Ownership
38% owned outright, 34% mortgaged, 28% renting
๐ Age Profile
Median age 38
๐ Education
42% Bachelor degree or higher
๐ Age Distribution
The high income and education levels support local property prices and drive demand for high-end renovations and services.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
The Moorabbin Activity Centre renewal is the primary driver of change on the suburb's northern border.
๐ Positive Impacts
- Increased hospitality and retail options within walking distance.
- Improved pedestrian links to the station.
- Modernization of older commercial stock.
๐ Negative Impacts
- Increased traffic congestion during peak hours.
- Loss of 'village feel' in the immediate vicinity of the station.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Hampton
Position West
Price 30% more expensive
Lifestyle Beachside access and high-end retail strip.
Best for Prestige buyers and beach lovers.
๐Brighton East
Position North-West
Price 25% more expensive
Lifestyle Larger estates, more established 'old money' feel.
Best for Established families seeking status.
๐Moorabbin
Position East
Price 15% cheaper
Lifestyle More industrial/commercial influence, faster-paced.
Best for First home buyers and investors.
๐Highett
Position South
Price Similar
Lifestyle Stronger 'cafe culture' hub but higher density.
Best for Young professionals and downsizers.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Bentleigh
VIC
8.4/10
Similar family demographic and rail connectivity.
Sandringham
VIC
8.6/10
Bayside lifestyle with a mix of old and new housing.
Ashburton
VIC
8.1/10
Gentrifying post-war pocket with strong capital growth.
Pascoe Vale South
VIC
7.8/10
Elevated pocket with strong school zoning and city views.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the suburb for its 'best of both worlds' location—close enough to the beach for lifestyle, but with the convenience of the train line for work.
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Family Life
We moved here for the parks and stayed for the community; Basterfield Park is essentially our second backyard.
Community Parks
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Commuting
The express train from Moorabbin makes the CBD commute effortless, though Nepean Highway is a nightmare in the morning.
Transport Traffic
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Value for Money
We couldn't afford Hampton, but Hampton East gives us the same postcode and better access to the train station.
Affordability Location
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Development
The new townhouses are everywhere now; it's getting a bit crowded and losing that quiet garden feel it used to have.
Overdevelopment Character
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Local Amenities
The shift in the area is amazing; we're seeing so many more young families looking for quality coffee and dining.
Gentrification Hospitality
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Convenience
Great spot for renting if you work in the city but want to be near the beach on weekends.
Lifestyle Rent
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the western side of the suburb for better walkability to the station and Hampton shops.
- Check the Brighton Secondary College zone map meticulously; it only clips a small portion of the suburb.
- Look for original 1950s brick homes that haven't been subdivided yet for maximum land value play.
- Avoid properties directly backing onto Nepean Highway unless they are significantly discounted.
- Investigate the 'Special Building Overlay' to ensure no hidden drainage or flooding issues.
- Consider the impact of the Moorabbin Activity Centre plan on future traffic and parking near your street.
โ Questions to Ask the Agent
- Is this property within the Brighton Secondary College zone?
- Are there any active planning applications for subdivision on the neighboring blocks?
- Has the property been tested for asbestos, given its construction era?
- What are the specific council restrictions on removing large trees on this block?
- How does the noise level from Nepean Highway change during peak hour inside the house?
- What is the current rental appraisal based on the most recent comparable leases?
- Are there any easements at the rear of the property that would prevent a pool or extension?
๐ท๏ธ Seller Strategy
- Highlight the 'Bayside Lifestyle' and proximity to the beach in all marketing materials.
- Target young families from the inner-north or inner-east looking for more space and better schools.
- Ensure any mid-century features are preserved or highlighted, as they are currently in high demand.
- Provide a clear land survey if the block is over 600sqm to attract developer interest.
- Stage the home to appeal to the 'professional family' demographic.
๐ฃ Positioning Tips
Position the property as a 'Blue Chip Entry Point'. Emphasize the scarcity of land in the 3188 postcode and the suburb's resilience compared to non-Bayside areas.
๐ผ Investment Case
Hampton East offers a high-capital-growth, low-yield play suitable for long-term wealth creation.
โ ๏ธ Investment Risks
Low rental yields and potential for oversupply in the townhouse market segment.
๐ Action Plan
- Target older houses on 580sqm+ blocks.
- Focus on properties within 800m of Moorabbin Station.
- Consider a 'buy and hold' strategy with a minor cosmetic renovation to maximize rent.
- Monitor Bayside Council planning permits for nearby high-density applications.
๐ Renter Tips
- Be ready with applications immediately after viewing; vacancy is extremely low.
- Look for older units for better value, as new townhouses command a significant premium.
- Check the proximity to the train line if you don't have a car, as bus services can be infrequent.
๐๏ธ What Renters Love Here
Safe, quiet streets and excellent park access.
โ ๏ธ Renter Watch-Outs
Limited nightlife within the suburb; most activity is in neighboring Highett or Hampton.
๐ข Landlord Strategy
- Consider pet-friendly policies to tap into the large family/dog-owner demographic.
- Maintain gardens well, as this is a key driver for tenants in this area.
- Install split-system cooling/heating to meet high tenant expectations for the price point.
๐ Compliance & Management
Ensure all rental minimum standards are met, particularly regarding insulation and heating, which can be an issue in older 1950s stock.
๐ค Agent Insights
- The 'Hampton' brand name carries significant weight with out-of-area buyers.
- Stock levels are historically low, leading to competitive 'off-market' activity.
- Buyers are increasingly wary of townhouse quality; premium finishes are essential for top-tier results.
๐ฏ Marketing Angles
The 'Postcode 3188 Lifestyle' without the $2.5m+ price tag.
๐ค Target Buyer Profile
Young families upgrading from apartments in Elwood or St Kilda.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify school catchment zones via findmyschool.vic.gov.au.โ
Order a comprehensive building and pest inspection focusing on sub-floor dampness.โ
Check the Bayside Planning Scheme for any heritage or vegetation overlays.โ
Review the Section 32 for any unusual covenants or caveats.โ
Visit the property during peak hour to assess traffic noise levels.โ
Confirm the proximity and frequency of trains from Moorabbin Station.โ
Assess the condition of the local street drainage during or after rain.โ
Check for any planned major infrastructure works on South Road or Nepean Highway.โ
Verify the land size and boundaries against the title office records.โ
Investigate the history of any recent renovations to ensure they were council-approved.โ
Check the NBN connection type and speed availability.โ
Review the Bayside Council's 'Moorabbin Activity Centre' masterplan.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ bayside.vic.gov.au ๐ abs.gov.au ๐ crimestatistics.vic.gov.au ๐ mapshare.vic.gov.au ๐ education.vic.gov.au
โ ๏ธ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
