Eric Shan
UNIT 1/5 Gerald Street, Murrumbeena, Vic 3163
Contact Agent
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Open Thursday 25 June 4:00 pm Auction Saturday 25 July 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Murrumbeena — Wurundjeri Woi-wurrung Country
Originally a farming area, Murrumbeena transformed into a residential suburb during the interwar period. It became famous for the Boyd family's 'Open Country' artistic community, which significantly influenced Australian mid-century art and pottery.
A quiet, affluent residential pocket known for its wide, leafy streets and a mix of Edwardian, Californian Bungalow, and modern architectural styles.
Overall Score
8.2
A high-performing suburb that balances lifestyle, education, and transport.
Name Origin
Named after the railway station, which took its name from a local pastoral run.
Established
Gazetted 1927
Artistic Legacy
Former home to the Boyd family artistic dynasty.
Skyrail
Major 2018 rail elevation created new linear parklands.
Green Space
Home to Boyd Park, a significant urban wildlife corridor.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.4
Steady demand driven by families seeking long-term stability.
Amenity
7.8
Good local cafes and proximity to Chadstone Shopping Centre.
Schools
9.2
Exceptional due to the McKinnon Secondary College zone coverage in the south-west.
Transport
8.8
Excellent rail services via the Cranbourne/Pakenham lines and local bus routes.
Risk Profile
7.0
Moderate risk due to heritage constraints and specific flood overlays.
Liveability
8.5
Very high for families due to parks, quiet streets, and community feel.
Demographics
8.2
High-income professional families and a growing cohort of downsizers.
Rental Demand
7.6
Strong demand for family homes and modern units near the station.
Growth Potential
7.5
Solid long-term prospects tied to land value and school zone prestige.
Affordability
4.2
Low affordability for detached houses; units remain a viable entry point.
Crime & Safety
8.6
Statistically safer than the Melbourne metropolitan average.
Walkability
7.4
High near the station and Neerim Road, lower in the southern pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,685,000
Estimated March 2026
Median Unit
$642,000
Includes villa units
School Zone
McKinnon SC
Partial suburb coverage
CBD Travel
22 mins
Via Express Train
Parkland
12.4%
Total suburb area
Vacancy Rate
1.4%
Tight rental market
✅ Key Advantages
- Access to McKinnon Secondary College zone (select areas).
- High-frequency train services with recent station upgrades.
- Abundant parklands including Boyd Park and the Djerring Trail.
- Strong architectural character with well-preserved period homes.
- Proximity to Chadstone Shopping Centre without the immediate traffic.
- Quiet, community-oriented atmosphere compared to neighboring Carnegie.
⚠️ Key Watch-Outs
- Heritage Overlays (HO) can significantly restrict external renovations.
- Special Building Overlays (SBO) indicate localized stormwater flood risks.
- High entry price point for houses on full-sized blocks.
- Limited nightlife and dining compared to Carnegie or Oakleigh.
- Traffic congestion on Murrumbeena Road during peak periods.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached period houses, 1960s-70s villa units, and low-rise modern apartments.
Dominant dwelling stock.
💰 Price Range
$550k (1br units) to $2.8m+ (renovated period homes).
Typical entry to ceiling.
💡 Why It Matters
Murrumbeena offers a more 'exclusive' feel than Carnegie while providing better value than Malvern East, making it a primary target for upwardly mobile families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,685,000
$1.45m – $2.6m
🏢 Unit Median
$642,000
$520k – $880k
📈 Price Trend
+4.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $560pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
House prices are heavily influenced by school zoning and land size, while units offer a stable entry point for investors.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
24% above Melbourne median house price
Price comparison
📋 Income Ratio
11.2x average household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is stretched for first-time buyers; the market is dominated by second and third-home buyers.
🔥 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.
+8.2%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young professional couples and families prioritizing school zones.
💼 Investor Outlook
Stable capital growth with low vacancy risk, though cash-flow is secondary to long-term appreciation.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.5%
1-Year Growth
+12.8%
3-Year Growth
+18.6%
5-Year Growth
📍 Growth Drivers
- Continued demand for McKinnon Secondary College zoning.
- Gentrification of the Murrumbeena Road shopping strip.
- Ongoing appeal of larger blocks for family living.
- Infrastructure legacy of the Level Crossing Removal Project.
⛔ Headwinds
- Interest rate sensitivity in the mid-to-high price bracket.
- Heritage restrictions limiting high-density development.
- Limited remaining land for new subdivisions.
🔮 5-Year Outlook
Expect steady, moderate growth outperforming the broader Melbourne market due to scarcity of stock and education drivers.
🛡️ 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
21% below metro average crime rate
Relative comparison
Risk Categories
Theft from Motor Vehicle: Medium
Residential Burglary: Low
Public Order: Low
📋 What to Check Locally
Standard urban precautions apply; focus on secure parking as street parking theft is the most common local issue.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are regulatory (heritage) and environmental (localized flooding).
🌊 Flood Risk
Special Building Overlays (SBO) affect properties near the Djerring Trail and Boyd Park.
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
Standard premiums apply except for properties directly within SBO flood zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ1 - Neighbourhood Residential Zone
🔲 Overlays
HO (Heritage Overlay), SBO (Special Building Overlay), VPO (Vegetation Protection Overlay)
🏗️ Development Hotspots
Murrumbeena Road and Neerim Road intersection.
Planning controls are designed to preserve the 'garden suburb' character, making large-scale development difficult.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access and a well-connected bus network to Chadstone and Monash University.
🛍️ Amenity & Retail
Charming local village with high-quality cafes; major retail 5 minutes away at Chadstone.
🌲 Parks & Recreation
High quality; Boyd Park and the new linear parkland under the Skyrail are major assets.
🏫 Schools
Top-tier; Murrumbeena Primary is highly rated, and the McKinnon SC zone is a major drawcard.
🏥 Healthcare
Well-served by local GPs and proximity to Monash Medical Centre (Clayton).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, high-income demographic with a strong focus on education and family life.
💵 Median Income
$115,000 pa (Household)
🏠 Ownership
68% owner-occupied (including with mortgage), 32% renting
🎂 Age Profile
Median age 37
🎓 Education
High; 42% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The stable, high-income demographic supports property price resilience during economic downturns.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Recent major infrastructure is now in its 'bedding down' phase, enhancing local amenity.
📈 Positive Impacts
- Djerring Trail completion providing 17km of cycling/walking paths.
- New open spaces under the elevated rail line.
- Upgraded Murrumbeena Station facilities.
📉 Negative Impacts
- Visual impact of elevated rail for immediate neighbors.
- Increased density in the immediate station precinct.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Carnegie
Position
West
Price
Slightly cheaper for houses
Lifestyle
Much busier, more apartments, better dining scene.
Best for
Young professionals and foodies.
📍Hughesdale
Position
East
Price
Similar
Lifestyle
Smaller suburb, very quiet, shares Chadstone proximity.
Best for
Families seeking extreme quiet.
📍Malvern East
Position
North
Price
Significantly more expensive
Lifestyle
More prestigious, larger estates, closer to private schools.
Best for
High-net-worth families.
📍Bentleigh East
Position
South
Price
Cheaper
Lifestyle
No train station, larger blocks, very family-oriented.
Best for
Budget-conscious families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ashburton
VIC
8.4/10
Leafy, strong rail links, and highly sought-after primary schools.
Surrey Hills
VIC
8.7/10
Strong heritage character and premium rail-side living.
Hampton East
VIC
7.9/10
A pocket suburb with good transport and increasing family demand.
Blackburn
VIC
8.1/10
Focus on greenery, village feel, and strong community identity.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, 'village' atmosphere, and the quality of local schools. There is a strong sense of pride in the area's artistic history.
★★★★★
Family Life
The best place to raise kids; the parks are fantastic and we feel very safe walking at night.
Safety
Parks
★★★★☆
Transport
The train service is incredibly frequent now. I can get to the city in 20 minutes easily.
Trains
CBD Access
★★★☆☆
Affordability
I love the area but had to settle for a 70s unit because houses are just out of reach.
Atmosphere
Price
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify if the property is within the McKinnon Secondary College zone via the official Find My School website.
- Check the Section 32 for Special Building Overlays (SBO) which can impact insurance and building costs.
- Prioritize properties on the 'quiet' side of the Skyrail to avoid visual bulk.
- Look for 1960s/70s villa units for the best land-to-asset ratio if priced out of houses.
- Attend local auctions to gauge the 'real' price, as Murrumbeena often sees strong competition.
❓ Questions to Ask the Agent
- Is this property definitively within the McKinnon Secondary College zone for the current intake year?
- Are there any heritage overlays that prevent a second-story extension?
- Has the property ever experienced drainage issues related to the Special Building Overlay?
- What are the specific easements on the title that might affect future pool installation?
- How has the elevated rail impacted the noise levels at this specific address?
- What is the split of owner-occupiers versus renters in this specific street or block?
🏷️ Seller Strategy
- Highlight period features like leadlight windows and high ceilings in marketing.
- Emphasize school zone status if applicable; it is the single biggest value driver.
- Professional styling is essential to appeal to the high-income professional demographic.
- Ensure garden maintenance is impeccable to match the 'leafy' suburb reputation.
📣 Positioning Tips
Position the property as a 'forever home' in a stable, high-amenity community with unmatched educational advantages.
💼 Investment Case
Long-term capital growth play rather than high yield.
⚠️ Investment Risks
Low yields and high entry costs; potential for heritage restrictions to limit value-add renovations.
📈 Action Plan
- Target 2-bedroom villa units with a courtyard.
- Focus on properties within 800m of the station.
- Ensure the property falls within a high-demand school catchment.
- Maintain the property to a high standard to attract premium tenants.
🔑 Renter Tips
- Be ready with a complete application; the market for 3-bedroom homes is extremely competitive.
- Check the proximity to the train line for noise if you are sensitive.
- Explore the local cafes on Neerim Road to get a feel for the community.
🏘️ What Renters Love Here
High safety, great parks, and easy CBD access.
⚠️ Renter Watch-Outs
Older rental stock can be poorly insulated; check for heating/cooling efficiency.
🏢 Landlord Strategy
- Consider pet-friendly policies to tap into the local family/professional market.
- Invest in high-quality kitchen and bathroom refreshes to maximize rent.
📋 Compliance & Management
Strict adherence to Victorian minimum rental standards is required, especially regarding heating and electrical safety.
🤝 Agent Insights
- The market is tightly held; off-market opportunities are rare but valuable.
- Buyers are highly educated and will ask detailed questions about zoning and overlays.
🎯 Marketing Angles
The 'Boyd' artistic connection and the 'Village' lifestyle.
👤 Target Buyer Profile
Upsizing families from Carnegie and downsizers from Malvern East.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check FindMySchool.vic.gov.au for current school catchment boundaries.
✓
Review the Planning Property Report for Heritage Overlays (HO).
✓
Identify any Special Building Overlays (SBO) for flood risk.
✓
Verify the age and condition of the roof and foundations in period homes.
✓
Assess the impact of the elevated rail line on privacy and light.
✓
Check for any proposed local council developments in the Glen Eira 'Activity Centre' plan.
✓
Confirm the presence of any significant trees protected by a VPO.
✓
Review the most recent ABS Census data for localized demographic shifts.
✓
Inspect the property during peak hour to assess traffic noise on Murrumbeena Road.
✓
Conduct a formal building and pest inspection with a focus on rising damp in older homes.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 gleneira.vic.gov.au
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 vicroads.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent due diligence.
