Anthony Greco
21 Augustine Drive, Highton, Vic 3216
$1,050,000 - $1,150,000
4 2 2
Open Thursday 17 September 5:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Highton — Wadawurrung Country
Originally an area of orchards and vineyards in the mid-19th century, Highton transitioned into a residential suburb post-WWII. It became a sought-after 'professional' suburb in the 1960s and 70s as Geelong expanded westward.
A prestigious, leafy suburb characterized by undulating hills, mid-century architecture, and a strong sense of community centered around Highton Village.
Overall Score
8.5
A premier regional suburb with high lifestyle appeal and consistent capital stability.
Name Origin
Named after the estate of Edward Highton, an early settler, or alternatively descriptive of its 'high' elevation overlooking Geelong.
Established
Gazetted 1927
Elevation
Offers some of the highest residential viewpoints in the Geelong region.
River Border
Bounded to the north and east by the scenic Barwon River.
Academic Hub
Directly adjacent to Deakin University Waurn Ponds campus.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand from Melbourne commuters and local upgraders keeps prices resilient.
Amenity
8.8
Excellent local shopping at Highton Village and proximity to Waurn Ponds retail.
Schools
9.4
Home to some of Geelong's highest-performing primary schools and private colleges.
Transport
6.5
Car-dependent due to hills, though bus links and Ring Road access are strong.
Risk Profile
7.0
Generally safe, but specific pockets face flood and landslip overlays.
Liveability
9.2
High quality of life with abundant parklands, river trails, and quiet streets.
Demographics
8.5
High proportion of high-income professionals and established families.
Rental Demand
8.1
Strong demand from university staff, medical professionals, and young families.
Growth Potential
7.5
Limited new land supply in core Highton ensures long-term scarcity value.
Affordability
4.8
One of Geelong's more expensive suburbs, often outpricing first-home buyers.
Crime & Safety
8.9
Statistically one of the safer suburbs in the Greater Geelong LGA.
Walkability
5.5
Hilly terrain makes walking difficult for some, though the Village is a central hub.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$965,000
Estimated 2026 Median
Median Unit
$545,000
Townhouses & Units
5yr Growth
28.5%
Total capital gain
Family Ratio
74%
Households with children
Green Space
18%
Parks and reserves
Safety
High
Low incident rate
✅ Key Advantages
- Exceptional school catchment zones including Bellaire and Highton Primary.
- Picturesque river walks and proximity to the Buckley Falls precinct.
- Strong architectural character with many well-preserved mid-century modern homes.
- Convenient access to the M1 Princes Freeway for Melbourne commuters.
- Stable, high-income demographic ensuring long-term neighborhood pride.
⚠️ Key Watch-Outs
- Steep driveways and sloping blocks can increase renovation and maintenance costs.
- Significant Landscape Overlays (SLO) may restrict tree removal and development.
- Public transport is infrequent in the western hilly pockets of the suburb.
- Traffic congestion around Highton Village and Roslyn Road during school peaks.
- Higher entry price point compared to neighboring Belmont and Grovedale.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses on large blocks, with increasing townhouse infill.
Dominant dwelling stock.
💰 Price Range
$750k – $2.8m
Typical entry to ceiling.
💡 Why It Matters
Highton is the 'aspirational' suburb for the southern side of the Barwon River. Its combination of elevation, education, and environment makes it a blue-chip regional investment that behaves more like a Melbourne inner-east suburb than a typical regional town.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$965,000
$820k – $2.5m+
🏢 Unit Median
$545,000
$480k – $720k
📈 Price Trend
+3.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $440pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, showing resilience against interest rate pressures due to high equity levels among local owners.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro median
Price comparison
📋 Income Ratio
7.8x annual income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than Melbourne's premium suburbs, Highton is at the top end of the Geelong market, requiring a significant deposit for entry-level houses.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
University academics, medical staff from Epworth Hospital, and families waiting to buy.
💼 Investor Outlook
Low yields are offset by high-quality tenants and strong capital growth prospects. Vacancy remains consistently lower than the Geelong average.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.4%
1-Year Growth
+12.5% cumulative
3-Year Growth
+28.5% cumulative
5-Year Growth
📍 Growth Drivers
- Continued 'tree-change' migration from Melbourne professionals.
- Proximity to the expanding Epworth Private Hospital and Deakin University.
- Scarcity of large blocks with views in the Geelong region.
- Ongoing gentrification of 1970s housing stock.
⛔ Headwinds
- High interest rates impacting the $1m+ buyer segment.
- Increased construction costs for sloping sites.
- Limited further subdivision potential due to landscape overlays.
🔮 5-Year Outlook
Expect steady growth outperforming the wider Geelong region, driven by the suburb's status as a 'destination of choice' for families and professionals.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Melbourne crime average
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Check local police statistics for opportunistic theft in areas bordering major shopping precincts.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks are environmental and topographical rather than social, specifically related to the Barwon River and steep terrain.
🌊 Flood Risk
Low-lying areas near the Barwon River are subject to Land Subject to Inundation Overlays (LSIO).
🔥 Bushfire Risk
Vegetated corridors along the river and Buckley Falls are designated bushfire prone areas.
🏦 Insurance Impact
Premiums may be higher for properties directly on the riverfront or those with significant landslip history.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ (Neighbourhood Residential Zone)
🔲 Overlays
SLO (Significant Landscape Overlay), SBO (Special Building Overlay), LSIO (Land Subject to Inundation Overlay)
🏗️ Development Hotspots
Infill townhouse developments near Highton Village and the Barrabool Road corridor.
Overlays are strict here to preserve the 'leafy' character; buyers must check the SLO before planning to remove any large trees or build multi-storey dwellings.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent road access via the Ring Road; bus services are adequate but car ownership is essential for most.
🛍️ Amenity & Retail
Highton Village offers a boutique 'village' feel with high-quality cafes, butchers, and grocers.
🌲 Parks & Recreation
Superb access to the Barwon River trail, Montpellier Park, and various sporting reserves.
🏫 Schools
Elite. Catchment for Bellaire Primary is a major price driver.
🏥 Healthcare
Minutes from Epworth Geelong and the Waurn Ponds medical precinct.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, educated community with a high proportion of professionals in education and healthcare.
💵 Median Income
$105,000 pa
🏠 Ownership
72% owner-occupied, 28% renting
🎂 Age Profile
Median age 39
🎓 Education
High - 35% with Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate and professional demographic contribute to well-maintained properties and long-term neighborhood stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Limited large-scale development due to lack of vacant land; focus is on infrastructure and small-scale infill.
📈 Positive Impacts
- Upgrades to the Barwon River parkland facilities.
- Expansion of research facilities at nearby Deakin University.
- Proposed improvements to the Highton Village public realm.
📉 Negative Impacts
- Increased traffic density on Barrabool Road.
- Loss of backyard space due to townhouse subdivision.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Belmont
Position
East
Price
20% cheaper
Lifestyle
Flatter, more traditional suburban feel, better walkability to shops.
Best for
First home buyers and young families.
📍Wandana Heights
Position
West
Price
Similar
Lifestyle
Newer homes, higher elevation, fewer trees, less 'village' feel.
Best for
Families wanting modern, large-scale homes with views.
📍Newtown
Position
North (Across River)
Price
25% more expensive
Lifestyle
Geelong's premier suburb, historic mansions, elite private schools.
Best for
High-net-worth individuals and private school families.
📍Waurn Ponds
Position
South
Price
15% cheaper
Lifestyle
Large retail hub, newer estates, proximity to university and train station.
Best for
Investors and families seeking convenience over character.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Montmorency
VIC
8.4/10
Leafy, hilly terrain with a strong 'village' community and mid-century homes.
Eltham
VIC
8.2/10
Strong focus on landscape preservation and undulating blocks.
Mount Lofty
QLD
8.0/10
Elevated regional suburb with high-performing schools and professional demographic.
Adamstown Heights
NSW
8.3/10
Hilly, family-oriented suburb near a major regional city center with good schools.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, 'old-school' community feel, and the quality of local schools. There is a strong sense of pride in the hilly, green landscape.
★★★★★
Family Life
The best place in Geelong to raise kids. The schools are fantastic and we spend every weekend on the river trails.
Schools
Lifestyle
★★★★☆
Location
Easy access to the Ring Road makes my drive to Melbourne manageable, though the hills are a killer on the legs if you're walking.
Access
Topography
★★★★★
Community
Highton Village has everything I need. It's safe, quiet, and the neighbors still look out for one another.
Safety
Amenities
★★★☆☆
Affordability
It's getting very expensive. We had to buy a real fixer-upper just to get into the postcode.
Price
Opportunity
★★★★☆
Investment
Low maintenance issues with the older brick homes and I never have a problem finding high-quality tenants.
Tenants
Yield
★★★★☆
Recreation
The hills are great for fitness but the traffic around the school zones at 3pm is a nightmare.
Fitness
Traffic
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Bellaire Primary School catchment for maximum resale value.
- Look for 1960s-70s brick homes that haven't been renovated; these offer the best value-add potential.
- Check the orientation of sloping blocks to ensure you aren't losing sunlight to uphill neighbors.
- Verify if a property is under a Significant Landscape Overlay (SLO) before planning extensions.
- Inspect retaining walls thoroughly; they are common and expensive to repair in this suburb.
❓ Questions to Ask the Agent
- Is this property located within the Bellaire Primary School catchment zone?
- Are there any Significant Landscape Overlays (SLO) that restrict tree removal or building height?
- Has a landslip or geotechnical report ever been conducted for this block?
- Are there any known drainage issues or easements related to the slope of the land?
- What is the history of the retaining walls on the boundary?
- Is the property in a designated Bushfire Prone Area?
- Has the home been tested for asbestos, given the era of construction?
- What are the recent comparable sales specifically for sloping vs. flat blocks in this street?
🏷️ Seller Strategy
- Highlight 'river proximity' or 'views' in all marketing materials as these are the top value drivers.
- Ensure gardens are well-landscaped; the 'leafy' look is a key part of the Highton brand.
- Address any drainage or damp issues caused by the hilly terrain before going to market.
- Target Melbourne buyers specifically through digital marketing, emphasizing the Ring Road access.
- Consider an auction campaign, as high demand for family homes often leads to competitive bidding.
📣 Positioning Tips
Position the property as a 'forever home' in a prestigious, safe community. Emphasize school catchments and lifestyle amenities over internal square footage.
💼 Investment Case
Highton is a 'capital growth' play rather than a 'yield' play.
⚠️ Investment Risks
Higher entry costs and potential for land-related maintenance (retaining walls, drainage).
📈 Action Plan
- Target 2-3 bedroom townhouses near Highton Village for the best rental demand.
- Avoid properties in high-risk flood zones near the river.
- Look for properties with subdivision potential (STCA) on larger, flatter blocks.
- Focus on long-term holding to benefit from the suburb's consistent appreciation.
🔑 Renter Tips
- Apply early for properties near the University if you are a student or staff member.
- Check for adequate heating; older Highton homes can be drafty in winter.
- Ensure the property has off-street parking, as narrow hilly streets can be difficult for visitors.
🏘️ What Renters Love Here
Safe, quiet, and close to excellent parks and cafes.
⚠️ Renter Watch-Outs
Steep walks to public transport and higher-than-average rents for the Geelong region.
🏢 Landlord Strategy
- Maintain the garden to a high standard to attract professional tenants.
- Consider allowing pets, as the suburb is very popular with dog owners due to the river trails.
- Invest in high-quality heating and cooling to meet modern tenant expectations.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date, particularly in the older 1970s housing stock.
🤝 Agent Insights
- Stock levels remain tight as families tend to hold properties for 15+ years.
- The 'Bellaire Effect' adds a significant premium to homes within that specific zone.
- Buyers are increasingly wary of steep blocks due to rising build/renovation costs.
🎯 Marketing Angles
Focus on 'The Highton Lifestyle'—morning walks by the river, coffee at the Village, and the best schools in the city.
👤 Target Buyer Profile
Established families, Melbourne-based professionals relocating for lifestyle, and medical staff from the nearby hospitals.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment zones via findmyschool.vic.gov.au.
✓
Check the Planning Property Report for SLO, SBO, or LSIO overlays.
✓
Inspect the condition of all retaining walls for cracks or leaning.
✓
Review the Section 32 for any unusual easements or covenants.
✓
Assess the driveway gradient for ease of access and safety.
✓
Conduct a professional building inspection focusing on sub-floor drainage.
✓
Check the Victorian Bushfire Prone Area map.
✓
Verify the proximity to the nearest bus stop if car-free travel is required.
✓
Research any planned developments in the immediate vicinity via the Geelong Council portal.
✓
Confirm the presence of NBN technology type (FTTP vs FTTN).
✓
Evaluate the impact of morning/afternoon traffic on local access roads.
✓
Check for any heritage citations if the home is a notable mid-century design.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 geelongaustralia.com.au
🔗 mapshare.vic.gov.au
🔗 planning.vic.gov.au
🔗 findmyschool.vic.gov.au
⚠️ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It is intended for informational purposes only and does not constitute financial or investment advice. Buyers should conduct their own independent due diligence and consult with professional advisors before making any property purchase.
