Tommy-Lee Davies
1108/450 St Kilda Road, Melbourne, Vic 3004
$1,200,000 - $1,280,000
3 2 2
Open Friday 10 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-02)
History, Aboriginal heritage, and the story behind the name.
Melbourne (St Kilda Road Precinct) — Wurundjeri Woi-wurrung Country
Originally a sandy track connecting the city to the beach, St Kilda Road evolved into a grand residential boulevard in the late 19th century. Following World War II, many original mansions were replaced by commercial office towers, which have more recently been converted back into high-end residential apartments.
Today, the precinct is an urban professional hub characterized by luxury apartment towers, corporate headquarters, and immediate access to Melbourne's premier cultural and green spaces.
Overall Score
8.2
A premier lifestyle location with exceptional connectivity and high-end amenities.
Aboriginal Name
Euroe Yroke— "The place where the red earth is"
Name Origin
Named after the British Prime Minister, William Lamb, 2nd Viscount Melbourne.
Established
Gazetted 1837
Transit Hub
Home to the newly operational Anzac Station on the Metro Tunnel line.
Green Space
Flanked by the Royal Botanic Gardens, Fawkner Park, and Albert Park.
Landmark
The Shrine of Remembrance serves as the precinct's architectural anchor.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for luxury units, though high-density supply keeps price growth moderate.
Amenity
9.5
World-class access to parks, the Arts Precinct, and high-end dining.
Schools
8.5
Proximity to elite private schools and high-performing selective public schools.
Transport
9.8
Exceptional tram frequency and the transformative impact of the Metro Tunnel.
Risk Profile
6.0
Concerns regarding high strata fees and potential building defects in high-density stock.
Liveability
9.0
Offers a 'walk-to-everything' lifestyle with significant green space buffers.
Demographics
8.8
High-income professional base with a significant executive and retiree presence.
Rental Demand
8.5
Strong demand from corporate professionals and international students.
Growth Potential
7.0
Limited by apartment density but supported by scarcity of park-facing views.
Affordability
4.5
High entry price for quality 3-bedroom units; high ongoing holding costs.
Crime & Safety
7.5
Generally safe residential corridor with standard urban precinct safety considerations.
Walkability
9.8
One of Melbourne's most walkable precincts with a perfect transit score.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Property Type
98% Units
High-density living
New Transit
Anzac Station
Metro Tunnel completed
Unit Median
$625,000
Varies by bedroom count
Rental Yield
4.8%
Gross annual yield
Park Access
3 Major Parks
Botanic, Fawkner, Albert
School Zone
Elite Access
Mac.Rob and Melb Grammar
✅ Key Advantages
- Unrivaled public transport access via the St Kilda Road tram corridor and Anzac Station.
- Walking distance to the Royal Botanic Gardens and the Arts Precinct.
- High concentration of luxury amenities including concierge services and rooftop facilities.
- Strong rental demand from high-income professional tenants.
- Prestigious address with enduring appeal for downsizers and executives.
⚠️ Key Watch-Outs
- Extremely high owners corporation fees, especially in buildings with pools and gyms.
- Potential for future development to obstruct existing views of the park or bay.
- High volume of apartment stock can lead to sluggish capital growth compared to houses.
- Traffic congestion on St Kilda Road during peak hours and major events.
- Ongoing maintenance risks associated with older high-rise building envelopes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Professional
How this suburb feels day-to-day.
🏠 Property Types
Exclusively high-rise and mid-rise apartments with some heritage conversions.
Dominant dwelling stock.
💰 Price Range
$450k (Studio) – $15m+ (Penthouse)
Typical entry to ceiling.
💡 Why It Matters
Postcode 3004 represents the bridge between the CBD and the affluent southern suburbs. It offers a unique 'park-side' high-density lifestyle that is rare in Australian capital cities, making it a defensive asset for long-term holders.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
—
N/A - Postcode is almost entirely high-density
🏢 Unit Median
$625,000
$450k – $4.5m+
📈 Price Trend
+3.2% over the past 12 months
12-month movement
🔑 Weekly Rents
Units $650pw (1-bed) to $1,800pw (3-bed)
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The wide price range reflects the diversity between entry-level 1-bedroom investment units and multi-million dollar luxury residences overlooking the Shrine or the Lake.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
Units are 8% above the Greater Melbourne unit median
Price comparison
📋 Income Ratio
7.8x average professional household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While entry prices are accessible for professionals, the high 'hidden' costs of strata levies and council rates significantly impact overall affordability.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.8%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+6.8% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Corporate executives, medical professionals from nearby hospitals, and affluent international students.
💼 Investor Outlook
Strong income-producing potential due to high rental demand and the new Metro Tunnel connectivity. Capital growth is secondary to yield and tax depreciation benefits in newer builds.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+10.5% cumulative
3-Year Growth
+18.2% cumulative
5-Year Growth
📍 Growth Drivers
⛔ Headwinds
- High interest rate environment impacting investor borrowing capacity.
- Increased land tax and secondary dwelling taxes in Victoria.
- Significant supply of apartments in neighboring Southbank and CBD.
🔮 5-Year Outlook
Steady but moderate growth expected as the precinct matures into a primary transit-oriented hub. Premium 3-bedroom apartments are likely to outperform smaller investment-grade stock.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% below metro average for residential-specific crime
Relative comparison
Risk Categories
Theft from Motor Vehicle: Medium
Common Assault: Low
Property Damage: Low
📋 What to Check Locally
Check the security features of individual buildings, including fob-access restrictions and basement parking security.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are financial and structural rather than environmental, centered on high-density building management.
🌊 Flood Risk
Low risk; precinct is well-drained, though some basement areas should be checked for local runoff issues.
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
Premiums are rising for high-rise buildings; ensure the Owners Corporation has a current replacement cost valuation.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Capital City Zone (CCZ1)
🔲 Overlays
Heritage Overlay (HO), Design and Development Overlay (DDO)
🏗️ Development Hotspots
Office-to-residential conversions along the southern end of St Kilda Road.
Zoning allows for significant height, but Heritage Overlays protect the grand boulevard feel and specific historic structures.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Exceptional; 24-hour tram service and new underground rail connectivity.
🛍️ Amenity & Retail
High; proximity to South Melbourne Market, Prahran Market, and CBD retail.
🌲 Parks & Recreation
Elite; surrounded by over 100 hectares of premium public parkland.
🏫 Schools
Excellent; zoned for South Melbourne Park Primary and near Mac.Robertson Girls' High.
🏥 Healthcare
Superior; immediate proximity to The Alfred Hospital and several private clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, highly educated population dominated by working-age professionals and 'empty-nester' retirees.
💵 Median Income
$115,000 pa (Individual)
🏠 Ownership
35% owner-occupied, 60% renting, 5% other
🎂 Age Profile
Median age 34
🎓 Education
65% hold a Bachelor degree or higher
📊 Age Distribution
The high rental percentage ensures a liquid rental market, while the high income levels support premium local services and retail.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The precinct has been transformed by the Metro Tunnel Project and the revitalization of the Domain Interchange.
📈 Positive Impacts
- Direct rail access to the airport and western/south-eastern suburbs via Anzac Station.
- Improved pedestrian plazas and bike lanes along St Kilda Road.
- Increased property values for buildings within 400m of the new station.
📉 Negative Impacts
- Loss of some mature trees during construction (though many have been replanted).
- Increased pedestrian density in previously quiet residential pockets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Southbank
Position
North
Price
Slightly cheaper medians
Lifestyle
More concrete, less parkland, higher density.
Best for
Short-stay investors and CBD workers.
📍South Melbourne
Position
West
Price
Higher (due to houses)
Lifestyle
Village feel, low-rise, heritage cottages.
Best for
Families and heritage lovers.
📍Albert Park
Position
South-West
Price
Significantly more expensive
Lifestyle
Beachside luxury, strictly low-rise.
Best for
Ultra-high net worth families.
📍South Yarra
Position
East
Price
Comparable for units
Lifestyle
Fashion and retail focused, high energy.
Best for
Socialites and young professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
East Melbourne
VIC
8.8/10
Prestigious park-side living with a mix of heritage and high-end apartments.
Milsons Point
NSW
8.5/10
High-density luxury units with iconic views and premium transit links.
Kangaroo Point
QLD
7.9/10
High-density inner-city living with strong river/park orientation.
Adelaide CBD (East End)
SA
7.5/10
Park-land adjacent high-density living with cultural precinct access.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the 'boulevard' lifestyle and the ability to walk to the city or the gardens. There is a strong sense of prestige, though some complain about the noise of major events like the Grand Prix.
★★★★★
Lifestyle & Parks
I walk through the Botanic Gardens every morning before work; you just can't beat this location for wellness in the city.
Nature
Location
★★★★☆
Connectivity
The new Anzac station has made my commute so much easier, though the body corporate fees are a huge chunk of my monthly budget.
Transport
Costs
★★★★★
Security & Comfort
Moving from a large house in Toorak to a 3-bed apartment here was the best decision. I feel safe with the concierge and love the views.
Safety
Convenience
★★★☆☆
Investment Returns
Rental yield is great and I never have a vacancy, but the capital growth has been disappointing compared to my suburban houses.
Yield
Growth
★★★★☆
Fitness & Recreation
Being between Fawkner Park and the Tan track is perfect for my marathon training, but weekend traffic can be a nightmare.
Recreation
Traffic
★★★★☆
Culture
I love being so close to the NGV and the theatres, but I wish there were more affordable grocery options right on the road.
Culture
Shopping
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize buildings with a high percentage of owner-occupiers to ensure better long-term maintenance.
- Request a copy of the most recent cladding audit and any planned special levies.
- Check the 'Effective Life' of the building's plant and equipment (elevators, HVAC) in the sinking fund.
- Visit the property during peak hour to assess acoustic insulation from tram and traffic noise.
- Verify if the apartment includes a titled car park or just a right-to-use license.
- Investigate potential future developments that could block your views of the Shrine or Parks.
❓ Questions to Ask the Agent
- What is the current balance of the maintenance/sinking fund?
- Are there any active or pending legal disputes involving the Owners Corporation?
- Has a professional cladding assessment been completed, and what was the rating?
- What percentage of the building is currently owner-occupied versus tenanted?
- Are there any planned developments on adjacent lots that could impact light or views?
- What are the average quarterly utility costs for this specific unit?
- Is the car park on a separate title, and does it include an EV charging point?
- What are the specific rules regarding pets and short-stay (Airbnb) rentals in this building?
🏷️ Seller Strategy
- Highlight the proximity to Anzac Station as a primary value-add in all marketing material.
- Ensure the balcony is presented as a 'lifestyle room' to maximize the appeal of the view.
- Provide a clear breakdown of the Owners Corporation benefits to justify high levies.
- Target the 'downsizer' market by emphasizing security, lift access, and single-level living.
- Use professional twilight photography to capture the city skyline views.
📣 Positioning Tips
Position the property as a 'low-maintenance luxury sanctuary' that offers a better lifestyle than a suburban house with none of the upkeep. Focus on the 'walk-to-everything' convenience.
💼 Investment Case
High-yield executive rental play with low vacancy risk.
⚠️ Investment Risks
High holding costs (Land Tax and Strata) can eat into net returns; capital growth is historically lower than land-based assets.
📈 Action Plan
- Target 2-bedroom, 2-bathroom configurations with a car park for maximum tenant appeal.
- Look for older office-to-residential conversions which often have larger floor plans.
- Ensure the building has a healthy capital works fund.
- Consider a professional property manager experienced in high-density executive leasing.
- Review the depreciation schedule carefully for newer builds.
🔑 Renter Tips
- Look for apartments on the 'park side' of the building for less traffic noise.
- Check if the building has a parcel locker system for secure deliveries.
- Test the mobile phone reception in the middle of the apartment; high-rises can have dead zones.
🏘️ What Renters Love Here
Unbeatable access to trams and parks; high-quality modern finishes.
⚠️ Renter Watch-Outs
Strict move-in/move-out rules and potential for high utility costs in older towers.
🏢 Landlord Strategy
- Offer a long-term lease (24 months) to attract stable corporate tenants.
- Include a storage cage as it is a highly sought-after feature for apartment dwellers.
- Keep internal paint and carpets fresh to compete with new supply.
📋 Compliance & Management
Ensure all smoke alarm and gas/electrical safety checks are up to date as per Victorian legislation.
🤝 Agent Insights
- The market is currently bifurcated between 'investment grade' and 'lifestyle luxury'.
- Stock with views of the Royal Botanic Gardens commands a 20-30% premium.
- Anzac Station has shifted the 'center of gravity' of the precinct further south.
🎯 Marketing Angles
The 'Domain Precinct' lifestyle; New York-style boulevard living; The ultimate 'lock-up-and-leave' residence.
👤 Target Buyer Profile
Professional couples, affluent downsizers, and high-net-worth international investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Section 32 statement for any undisclosed encumbrances.
✓
Verify the zoning and any heritage overlays on the property.
✓
Obtain a professional building and pest inspection, specifically looking for water ingress on balconies.
✓
Check the Owners Corporation minutes for the last three years to identify recurring issues.
✓
Confirm the school catchment zones for the current year.
✓
Assess the proximity to the nearest supermarket and essential services.
✓
Measure the internal floor area (excluding balcony) to ensure it meets bank lending criteria.
✓
Test all appliances and the HVAC system during the final inspection.
✓
Check the 'Anzac Station' precinct plan for future local traffic changes.
✓
Verify the NBN connection type and speed available to the unit.
✓
Review the building's insurance policy to ensure adequate coverage.
✓
Assess the noise levels from the street and neighboring apartments at different times of day.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 melbourne.vic.gov.au
🔗 portphillip.vic.gov.au
🔗 planning.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-02 and is intended for informational purposes only. It does not constitute financial, legal, or investment advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
