Originally a district of orchards and market gardens, Highett saw significant industrial growth during the mid-20th century, notably housing the CSIRO. Post-WWII, it became a key residential area for returning servicemen, leading to the prevalence of weatherboard and brick veneer homes.
The suburb has undergone a rapid gentrification, transforming from an industrial edge-case into a trendy lifestyle destination known for its 'Highett Village' cafe strip.
- Vibrant 'Highett Village' offers high-quality dining and retail without the crowds of Brighton.
- Excellent public transport connectivity with a dedicated station on the Frankston line.
- Proximity to Port Phillip Bay beaches (approx. 5-minute drive to Sandringham/Hampton).
- Diverse housing stock ranging from mid-century renovators to luxury new-build townhouses.
- Strong sense of community with active local parks and sporting clubs.
- Traffic congestion on Nepean Highway and Highett Road during peak hours.
- High volume of apartment construction near the station may impact future capital growth for units.
- School zoning can be complex due to the suburb being split between two local government areas.
- Limited street parking in the residential streets immediately surrounding the shopping precinct.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Highett represents the 'sweet spot' for buyers priced out of the immediate coast but unwilling to sacrifice the Bayside lifestyle. It offers better value than Hampton while maintaining similar amenity access.
$1.35m – $2.2m
$550k – $950k
12-month movement
Current asking rents
The price gap between houses and units is widening, making well-located townhouses a high-demand middle-ground for young families.
Price comparison
Median price ÷ median income
Estimated rental yield
Highett is no longer a 'budget' option but remains affordable compared to its immediate western neighbors. Buyers often trade land size for the premium location.
Lower = tighter market
Avg time on market
Annual rental increase
Young professionals, healthcare workers from nearby Moorabbin Hospital, and small families.
Strong long-term prospects. Focus on older 2-bedroom units with renovation potential or modern 3-bedroom townhouses for maximum tenant appeal.
- Ongoing redevelopment of the CSIRO site into a master-planned residential community.
- Spillover demand from more expensive Bayside suburbs.
- Expansion of the Highett Road retail and dining precinct.
- Proximity to the Suburban Rail Loop (SRL) interchange at nearby Cheltenham/Sir John Monash.
- Interest rate sensitivity among the high proportion of mortgage-holders.
- Oversupply of high-rise apartments in the immediate station vicinity.
- Potential for increased traffic noise as density rises.
Expect steady outperformance of the broader Melbourne market as the 'village' identity matures and the CSIRO site completion adds high-quality public open space.
vs last 12 months
Relative comparison
Check local police statistics via Crime Statistics Agency Victoria. Focus on properties with secure off-street parking.
Low environmental risk area; primary risks are related to urban planning and infrastructure lag.
Minor Special Building Overlays (SBO) exist in low-lying pockets near the railway line.
Nil risk; fully urbanized area.
Standard premiums apply; no significant environmental loading noted.
Special Building Overlay (SBO) for drainage; Design and Development Overlay (DDO) for height limits.
The former CSIRO site and the Graham Road industrial pocket.
Zoning allows for significant density near the station, which can affect the light and privacy of adjacent single-story dwellings.
Excellent rail and bus links; easy access to Nepean Highway.
High-end cafes, Woolworths, and boutique retail within walking distance.
Good access to Sir William Fry Reserve and Lyle Anderson Reserve.
Access to Highett Primary and Sandringham College (zoning dependent).
Close to Moorabbin Hospital and Sandringham Hospital.
A professional, family-oriented suburb with a growing population of young urbanites.
The high percentage of owner-occupiers and professionals supports long-term price stability and community engagement.
The CSIRO site redevelopment is the defining project for the suburb's next decade.
- New public parklands and community facilities.
- Increased local foot traffic supporting retail.
- Modernization of infrastructure and road layouts.
- Construction noise and dust over a multi-year period.
- Increased pressure on local school enrollments.
- Potential for localized traffic bottlenecks during peak hours.
Residents love the 'best of both worlds' location—close enough to the beach for weekends but with a gritty, cool urban edge and great coffee.
I can walk to the station and grab a world-class coffee on the way. It feels safer and more community-focused than it did five years ago.
We couldn't afford Hampton, but Highett gave us a proper house with a yard just five minutes further from the water.
The new apartments are getting a bit much. Parking near the Woolworths is a nightmare on Saturday mornings now.
- Prioritize properties on the Bayside side of the suburb for historically stronger capital growth.
- Look for 1950s brick veneers on 500sqm+ lots; these are the 'blue chip' assets of the suburb.
- Check the specific school zone for any property, as boundaries can be tight.
- Inspect during peak hour to understand the true impact of Nepean Highway noise.
- Verify if the property is under a Special Building Overlay (SBO) which may affect renovation plans.
- Which council does this specific property fall under, Bayside or Kingston?
- Are there any approved high-density developments within a 200-meter radius?
- Is the property within the Sandringham College school zone?
- Has the property ever experienced drainage issues during heavy rain (given the SBOs in the area)?
- What is the current status of the CSIRO site development nearby?
- Are there any heritage overlays that would restrict a future second-story extension?
- Highlight proximity to the 'Highett Village' as a primary selling point.
- Professional styling is essential here to compete with high-quality new-builds.
- Target young families from the inner-south looking for more space.
- Ensure all outdoor entertaining areas are presented as lifestyle extensions of the home.
Position the property as a lifestyle-first choice that bridges the gap between urban convenience and Bayside prestige.
High rental yield potential in the unit market with long-term land value play in houses.
Potential for unit oversupply to flatten rental growth in the short term.
- Target 2-bedroom villas with a courtyard over high-rise apartments.
- Focus on properties within 800m of the station.
- Consider minor cosmetic renovations to maximize yield.
- Monitor the CSIRO site progress for timing your entry/exit.
- Be ready with your application; good rentals move in under 14 days.
- Check for double glazing if the property is on Highett Road or near the line.
Unbeatable access to cafes and the train.
Street parking is very limited for older apartment blocks.
- Pet-friendly properties see significantly higher demand in this demographic.
- Invest in high-quality heating/cooling as a baseline expectation.
Ensure all gas and electrical safety checks are current as per 2021 Victorian rental laws.
- The market is currently driven by 'lifestyle upgraders' from areas like St Kilda and Prahran.
- Stock levels remain tight for renovated family homes.
The 'Hampton lifestyle without the Hampton price tag'.
Young professional couples (30-45) with one or two children.
This report is based on data available as of 2026-03-05. It is intended for informational purposes only and does not constitute financial or investment advice. Always conduct independent due diligence and consult with legal and financial professionals before purchasing property.
