Michael Renzella
26 Tamala Avenue, Notting Hill, Vic 3168
$950,000 - $990,000
3 1 2
Open Thursday 4 June 5:00 pm Auction Saturday 27 June 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Notting Hill — Wurundjeri Country
Originally used for farming and orchards, the area transitioned into a residential and industrial hub post-WWII. Its development was significantly accelerated by the establishment of Monash University in the 1960s.
A compact, high-density suburb dominated by a mix of mid-century houses, modern townhouses, and a significant commercial-industrial sector.
Overall Score
7.2
A solid performer driven by institutional proximity despite limited local retail.
Name Origin
Named after the district in London, England, reflecting the aspirations of early colonial settlers.
Established
Gazetted 1927
Education Hub
Adjacent to Monash University Clayton campus.
Size
One of the smallest suburbs in the City of Monash.
Innovation
Home to the Monash Enterprise Centre and tech startups.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.8
Steady demand from investors and first-home buyers seeking value near Mount Waverley.
Amenity
6.2
Relies heavily on neighboring Clayton and Glen Waverley for shopping and dining.
Schools
7.5
Strong access to high-performing primary schools and proximity to Monash University.
Transport
5.8
Lacks a dedicated train station; heavily reliant on bus networks and private vehicles.
Risk Profile
8.2
Low environmental risk but sensitive to changes in international student numbers.
Liveability
7.0
Good for students and professionals, though lacks a traditional 'village' feel.
Demographics
7.8
Highly educated, young population with a significant proportion of international residents.
Rental Demand
9.2
Extremely high due to the constant influx of university staff and students.
Growth Potential
7.4
Supported by the Monash National Employment and Innovation Cluster (MNEIC).
Affordability
6.5
More accessible than Mount Waverley but pricier than parts of Mulgrave.
Crime & Safety
8.4
Statistically safer than many surrounding transport hubs due to lower foot traffic.
Walkability
5.5
Pockets are walkable to the university, but major roads create pedestrian barriers.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,185,000
Estimated March 2026
Median Unit
$645,000
Townhouses and Apartments
Rental Yield
4.2%
Strong for SE Melbourne
Vacancy Rate
1.1%
Critically undersupplied
Pop. Growth
1.4%
Annualized projection
Safety
High
Low incident rate
✅ Key Advantages
- Immediate proximity to Monash University and the Monash Medical Centre.
- Strong rental yields and historically low vacancy rates.
- Access to high-quality primary schools like Pinewood Primary.
- Strategic location within the Monash National Employment and Innovation Cluster.
- Lower entry price point compared to neighboring Mount Waverley and Glen Waverley.
⚠️ Key Watch-Outs
- Significant traffic congestion on Ferntree Gully Road and Blackburn Road.
- Lack of a central shopping strip or 'heart' within the suburb boundaries.
- Noise and aesthetic impact from the surrounding industrial and commercial zones.
- Limited public transport options beyond bus routes (no train station).
- High proportion of transient student population can affect long-term community feel.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Institutional Professional
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1960s brick veneers, modern multi-unit townhouses, and student apartments.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $1.45m (Large Houses)
Typical entry to ceiling.
💡 Why It Matters
Notting Hill serves as the residential engine room for the Monash University ecosystem. It offers a unique investment profile where institutional demand provides a safety net for capital values and rental income.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,185,000
$1.05m – $1.4m
🏢 Unit Median
$645,000
$480k – $820k
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units and townhouses reflects the suburb's densification to meet student and professional demand.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above Melbourne metro median
Price comparison
📋 Income Ratio
8.8x annual income
Median price ÷ median income
💳 Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than its northern neighbors, price growth has outpaced local wage growth, making it a 'stretch' suburb for first-home buyers.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
International and domestic students, university researchers, and healthcare professionals.
💼 Investor Outlook
Excellent for cash flow. The proximity to the university ensures a constant pool of tenants, though capital growth may be slower than purely residential 'lifestyle' suburbs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+15.2% cumulative
3-Year Growth
+28.8% cumulative
5-Year Growth
📍 Growth Drivers
- Expansion of the Monash Health and Education precinct.
- Ongoing development of the Monash National Employment and Innovation Cluster.
- Spillover demand from the more expensive Mount Waverley market.
- Increasing density through townhouse redevelopment.
⛔ Headwinds
- Rising interest rates impacting highly leveraged student-investor properties.
- Potential changes to international student visa caps.
- Lack of local rail infrastructure.
🔮 5-Year Outlook
Steady growth anticipated as the Monash employment cluster matures, attracting more high-income tech and medical professionals to the area.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.4
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check lighting and security if purchasing near the industrial boundaries or the university walking tracks.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk, but high exposure to economic shifts in the tertiary education sector and localized traffic noise.
🌊 Flood Risk
Very low risk; primarily outside of major 1:100 year flood zones.
🔥 Bushfire Risk
Nil risk; fully urbanized environment.
🏦 Insurance Impact
Standard premiums apply; no specific environmental loading noted.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
GRZ2 (General Residential Zone - Schedule 2)
🔲 Overlays
DDO (Design and Development Overlay) in specific precincts.
🏗️ Development Hotspots
Townhouse conversions along Samada Street and Westerfield Drive.
Zoning allows for moderate densification, which supports land value but may lead to increased local traffic and loss of backyard space.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Bus-centric; routes connect to Clayton and Syndal stations. Easy M1 access.
🛍️ Amenity & Retail
Limited local shops; residents use Pinewood Shopping Centre or Brandon Park.
🌲 Parks & Recreation
Westerfield Reserve and Notting Hill-Pinewood Tennis Club provide local green space.
🏫 Schools
Strong primary options; secondary zoning varies between Brentwood and South Oakleigh.
🏥 Healthcare
Exceptional access via Monash Medical Centre and Victorian Heart Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, youthful, and highly educated population with a strong international flavor.
💵 Median Income
$82,500 pa
🏠 Ownership
38% owner-occupied, 58% renting
🎂 Age Profile
Median age 29
🎓 Education
High; over 45% hold a bachelor's degree or higher.
📊 Age Distribution
The high rental percentage and young age profile indicate a transient but high-quality tenant pool.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focused on the Monash Cluster infrastructure and residential infill.
📈 Positive Impacts
- Victorian Heart Hospital completion driving professional demand.
- Upgrades to the Monash Freeway improving regional connectivity.
- Monash University masterplan creating more campus-edge vibrancy.
📉 Negative Impacts
- Increased construction traffic on local streets.
- Loss of character as older homes are replaced by multi-unit developments.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mount Waverley
Position
North
Price
30% more expensive
Lifestyle
Family-oriented, larger blocks, train access.
Best for
Established families.
📍Clayton
Position
South
Price
Similar for houses, cheaper for units
Lifestyle
Major retail hub, train station, more chaotic.
Best for
Students and budget-conscious buyers.
📍Mulgrave
Position
East
Price
10% cheaper
Lifestyle
Purely residential, larger gardens, further from Uni.
Best for
First home buyers.
📍Glen Waverley
Position
Northeast
Price
50% more expensive
Lifestyle
Premium retail, dining, and elite school zones.
Best for
High-net-worth families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Kingsbury
VIC
6.8/10
Small suburb adjacent to a major university (La Trobe) with high rental demand.
Macquarie Park
NSW
7.5/10
Innovation and education cluster with a mix of residential and tech-commercial.
St Lucia
QLD
8.2/10
Premier university suburb with high student population and strong yields.
Parkville
VIC
8.5/10
The inner-city equivalent; education and health precinct focus.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the quiet residential pockets and the unbeatable convenience for university life, though some miss having a local 'main street'.
★★★★☆
Work-Life Balance
I walk to the Monash labs in 10 minutes. It's quiet at night, but I have to drive to Glen Waverley for a good meal.
Proximity
Amenities
★★★★☆
Value for Money
We couldn't afford Mount Waverley, but Notting Hill gave us a modern townhouse in a safe street for much less.
Affordability
Safety
★★★★★
Convenience
Perfect location for my studies. The bus links are okay, but being able to walk to campus is the best part.
Location
Transport
★★★★★
Investment Returns
I've never had a week of vacancy in 10 years. The demand from university staff is incredibly reliable.
Yield
Demand
★★★☆☆
Traffic
The local parks are nice, but crossing Blackburn Road with a pram during rush hour is a nightmare.
Parks
Traffic
★★★☆☆
Suburban Change
A lot of the old houses are being knocked down for townhouses. It's getting a bit crowded on the side streets.
Development
Parking
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Mount Waverley Secondary College zone if resale value is a priority.
- Conduct a thorough noise assessment if the property is within 200m of Ferntree Gully Road.
- Look for older houses on 600sqm+ blocks for long-term land banking and development potential.
- Check the proximity to the nearest bus stop, as this is the primary transit link.
- Verify if the property is under any Design and Development Overlays that limit building height.
❓ Questions to Ask the Agent
- Is this property located within the Mount Waverley Secondary College catchment area?
- What is the current rental return, and is there a fixed-term lease in place?
- Are there any planned commercial developments on the adjacent industrial land?
- How does the noise level change during peak hour on this specific street?
- Has the property been underpinned or had structural checks (common in older Monash builds)?
- What are the quarterly body corporate fees for this townhouse/apartment?
- Are there any easements on the block that would prevent a future granny flat or extension?
🏷️ Seller Strategy
- Highlight proximity to the Victorian Heart Hospital to attract medical professional buyers.
- Ensure high-speed internet capability is featured, as many residents work or study from home.
- Stage smaller units to maximize the perception of space for the student/young professional market.
- Provide a clear breakdown of potential rental income to appeal to the high investor presence.
- Address traffic noise concerns proactively with double-glazing or landscaping features.
📣 Positioning Tips
Position the property as a 'strategic asset' rather than just a home. Emphasize the recession-proof nature of being located next to a top-tier university and a major health precinct.
💼 Investment Case
High-yield, low-vacancy play with institutional backing.
⚠️ Investment Risks
Over-reliance on international student cycles and potential for high body corporate fees in newer complexes.
📈 Action Plan
- Target 2-3 bedroom townhouses for the best balance of yield and growth.
- Ensure the property is within walking distance (under 1km) of the Monash campus.
- Budget for higher-than-average wear and tear if renting to students.
- Review the Monash Council's 10-year structure plan for the MNEIC.
🔑 Renter Tips
- Apply at least 2-3 months before the university semester starts (Feb/July).
- Look for properties with included parking, as street parking is heavily restricted.
- Check for proximity to the 703 or 737 bus routes for easy station access.
🏘️ What Renters Love Here
Walkable to university, safe neighborhood, modern housing options.
⚠️ Renter Watch-Outs
High competition for rentals, lack of local late-night dining.
🏢 Landlord Strategy
- Offer 12-month leases aligned with the academic calendar.
- Include garden maintenance in the rent for older houses to ensure property upkeep.
- Consider 'fully furnished' options for a premium on smaller apartments.
📋 Compliance & Management
Ensure all smoke alarm and gas/electrical safety checks are up to date as per Victorian 2021 rental reforms.
🤝 Agent Insights
- The market is split between 'mums and dads' investors and first-home buyers.
- Stock levels are typically low, leading to competitive auctions for family-sized homes.
- School zoning is the number one question asked by local buyers.
🎯 Marketing Angles
The 'Monash Advantage'—living at the center of Melbourne's innovation heartland.
👤 Target Buyer Profile
Young professionals, academic staff, and savvy portfolio investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school zones via findmyschool.vic.gov.au.
✓
Check for any heritage or vegetation protection overlays on the Monash Council website.
✓
Review the Section 32 for any unusual covenants or caveats.
✓
Conduct a professional building and pest inspection, focusing on slab integrity.
✓
Visit the property at 8:30 AM and 5:30 PM to assess traffic noise.
✓
Check the NBN rollout map for FTTP (Fibre to the Premises) availability.
✓
Review the Monash National Employment and Innovation Cluster (MNEIC) strategic plan.
✓
Verify bus route frequencies and weekend service levels.
✓
Assess the distance to the nearest supermarket (usually Pinewood or Clayton).
✓
Check for any recent planning applications in the immediate street on the council portal.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 13, 2026. Property investment involves risk. Buyers should conduct their own independent research and seek professional financial and legal advice before proceeding with a purchase.
