Simon Wood
1/76 Hall Street, Ormond, Vic 3204
$1,000,000 - $1,100,000
3 1 2
Open Saturday 6 June 10:00 am Auction Saturday 27 June 11:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-12)
History, Aboriginal heritage, and the story behind the name.
Ormond — Bunurong Country
Originally known as North Brighton, the area was renamed in 1897 to honor Francis Ormond. The suburb flourished following the opening of the railway line in 1881, evolving from agricultural land into a prestigious residential district during the inter-war period.
Ormond today is a highly sought-after residential pocket characterized by leafy streets, well-preserved California Bungalows, and a growing hub of modern low-rise apartments near the revitalized train station.
Overall Score
8.5
A top-tier Melbourne suburb offering exceptional balance between lifestyle, education, and transit.
Name Origin
Named after Francis Ormond, a 19th-century philanthropist, politician, and founder of the Working Men's College (now RMIT).
Established
1880s
Infrastructure
The level crossing removal project transformed the Ormond station into a modern sunken precinct.
Education Hub
Home to Kilvington Grammar and partially within the elite McKinnon Secondary College zone.
Green Space
EE Gunn Reserve serves as a major regional sporting and recreational anchor.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand driven by owner-occupiers, though high entry prices limit rapid speculative growth.
Amenity
8.0
Excellent local cafes and parks, with major shopping hubs in nearby Bentleigh and Carnegie.
Schools
9.5
One of Melbourne's strongest educational precincts, featuring high-ranking public and private options.
Transport
9.2
Superb rail access via the Frankston line and frequent bus services along North Road.
Risk Profile
8.5
Low crime and high land value provide a safe investment environment.
Liveability
9.0
High quality of life with quiet streets and proximity to both the city and Port Phillip Bay.
Demographics
8.2
Affluent professional families and a stable, aging population of long-term residents.
Rental Demand
8.0
Strong demand for units near the station and family homes within school catchments.
Growth Potential
7.5
Limited by existing high values, but long-term appreciation is supported by land scarcity.
Affordability
3.5
Significant barrier to entry for first-home buyers, particularly for detached dwellings.
Crime & Safety
9.0
Statistically one of the safer suburbs in the Glen Eira municipality.
Walkability
8.2
Very walkable near the North Road corridor and station precinct.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,850,000
Estimated 2026 value
Median Unit
$715,000
Includes modern apartments
1yr Growth
4.8%
Steady capital appreciation
Family Ratio
68%
Predominantly family households
CBD Commute
24 mins
Via Frankston Line express
Top School
McKinnon Sec
Highly coveted catchment
✅ Key Advantages
- Exceptional public transport connectivity following the level crossing removal.
- High concentration of heritage-protected period architecture providing streetscape character.
- Access to some of Victoria's highest-performing state and independent schools.
- Strong community feel with active local sporting clubs and neighborhood houses.
- Proximity to the Monash University Caulfield campus and Chadstone Shopping Centre.
⚠️ Key Watch-Outs
- Extreme price premiums for properties located within the McKinnon Secondary College zone.
- Significant traffic congestion and noise pollution along the North Road arterial.
- Strict heritage overlays can complicate and increase the cost of home renovations.
- Increasing high-density development near the station may impact local parking availability.
- Limited nightlife and entertainment options compared to neighboring Carnegie or Prahran.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Professional
How this suburb feels day-to-day.
🏠 Property Types
A mix of inter-war California Bungalows, post-war brick veneers, and modern low-rise apartment complexes.
Dominant dwelling stock.
💰 Price Range
$600k (1br unit) – $3.2m+ (Premium house)
Typical entry to ceiling.
💡 Why It Matters
Ormond represents the 'middle-ring' ideal for Melbourne families. It offers the safety and space of the suburbs with the transit efficiency of an inner-urban hub, making it a resilient asset class during market fluctuations.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,850,000
$1.65m – $2.6m
🏢 Unit Median
$715,000
$520k – $980k
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, reflecting the high value placed on land and school zone access.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
28% above Melbourne metro median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Ormond is increasingly an 'equity-entry' market where buyers are often upgrading from smaller dwellings or receiving family assistance.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand LevelHigh
👤 Tenant Profile
Young professionals, small families, and Monash University students.
💼 Investor Outlook
Capital growth is the primary play here. While yields are modest, the low vacancy rates and high-quality tenant pool minimize management risks.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+14.2% cumulative
3-Year Growth
+22.5% cumulative
5-Year Growth
📍 Growth Drivers
- Persistent demand for the McKinnon Secondary College zone.
- Ongoing gentrification of the North Road retail strip.
- Infrastructure legacy from the Level Crossing Removal Project.
- Limited supply of new detached housing stock.
⛔ Headwinds
- Interest rate sensitivity among highly leveraged professional families.
- Potential for school zone boundary contractions.
- Rising construction costs affecting renovation feasibility.
🔮 5-Year Outlook
Expect steady, low-volatility growth. Ormond is a 'safe haven' suburb that tends to hold value better than outer-ring suburbs during downturns.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.8
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: Very Low Traffic Incidents: Medium
📋 What to Check Locally
Standard residential security is sufficient; focus on securing properties with rear-lane access.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are regulatory and educational rather than environmental. Heritage constraints and school zoning are the critical due diligence items.
🌊 Flood Risk
Low risk; some localized flash flooding potential in specific low points near EE Gunn Reserve during extreme events.
🔥 Bushfire Risk
Negligible risk; fully urbanized environment.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading observed.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ1 (Neighbourhood Residential Zone - Schedule 1)
🔲 Overlays
Heritage Overlay (HO), Special Character Overlay (SCO)
🏗️ Development Hotspots
North Road corridor and immediate vicinity of Ormond Station.
Zoning is highly restrictive in the backstreets to preserve character, which protects value but limits subdivision potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent; Grade-separated station and major bus routes.
🛍️ Amenity & Retail
Good; Local shops provide essentials, but lacks a major supermarket within the suburb boundaries.
🌲 Parks & Recreation
High; EE Gunn Reserve and Joyce Park are premier local assets.
🏫 Schools
Elite; Access to top-tier public and private education.
🏥 Healthcare
Very Good; Proximity to Monash Medical Centre and Caulfield Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, affluent demographic consisting of established professionals and families valuing education and safety.
💵 Median Income
$115,000 pa (Household)
🏠 Ownership
38% owned outright, 34% mortgaged, 28% renting
🎂 Age Profile
Median age 37
🎓 Education
High; 42% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high rate of outright ownership provides a buffer against market volatility and supports long-term neighborhood stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Post-level crossing removal, focus has shifted to medium-density residential infill and retail revitalization.
📈 Positive Impacts
- Improved pedestrian safety and traffic flow at North Road.
- New public open spaces created by the rail trenching.
- Modernization of the North Road commercial facade.
📉 Negative Impacts
- Temporary disruption from ongoing 'patchwork' apartment developments.
- Loss of some older commercial character buildings.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍McKinnon
Position South
Price 15% more expensive
Lifestyle Very similar, but higher prestige due to the core school zone.
Best for High-budget school-focused buyers.
📍Bentleigh
Position South-East
Price Similar for houses, cheaper for units
Lifestyle Much larger retail strip (Centre Rd) and more 'bustle'.
Best for Families wanting more shopping and dining options.
📍Carnegie
Position North
Price 10% cheaper for houses
Lifestyle Higher density, vibrant multicultural dining scene.
Best for Younger professionals and foodies.
📍Caulfield South
Position West
Price 10% more expensive
Lifestyle No train station; more reliant on trams and cars.
Best for Buyers seeking larger blocks and proximity to private schools.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ashburton
VIC
8.4/10
Leafy, family-oriented with strong rail links and period homes.
Hampton East
VIC
7.9/10
Middle-ring suburb undergoing similar gentrification and price growth.
Mont Albert
VIC
8.7/10
High-performing schools and premium heritage streetscapes.
Surrey Hills
VIC
8.8/10
Excellent train access and high-value residential character.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its safety, 'village' feel near the station, and the quality of local parks, though some note the increasing traffic on North Road.
★★★★★
Family Safety
I've raised three kids here and never felt unsafe walking the dog at night. The schools are the main draw, but the community is why we stay.
Safety Community
★★★★☆
Commuting
The new station is a game changer. I can be in the city in under 25 minutes, though finding a park at the station after 8 AM is impossible.
Transport Parking
★★★★☆
Local Amenities
The cafes on North Road have improved so much recently. I just wish we had a full-sized supermarket within walking distance.
Dining Shopping
★★★★★
Investment Stability
My rental property in the McKinnon zone has never been vacant for more than a week. It's as safe as houses get.
Demand Yield
★★★★☆
Suburban Growth
The level crossing removal brought more foot traffic to the shops, but the construction period was tough for us.
Business Traffic
★★★☆☆
Affordability
It's a great place to live but the rents are getting very high for what is essentially a quiet suburb.
Lifestyle Rent Cost
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school zone boundary via the official Find My School website before bidding.
- Prioritize properties on the southern side of North Road for quieter residential streets.
- Check for Heritage Overlays which may restrict external modifications or solar installations.
- Look for inter-war homes with original features as these hold value best in Ormond.
- Consider the impact of the rail line noise if looking at properties within 100m of the tracks.
- Attend several local auctions to gauge the 'McKinnon Zone Premium' currently being paid.
❓ Questions to Ask the Agent
- Is this property definitively within the McKinnon Secondary College catchment for the current year?
- Are there any active planning applications for high-density builds on this street?
- Has the property been affected by any heritage overlay restrictions?
- What are the specific easements on the title that might affect a pool or extension?
- How has the level crossing removal impacted the noise profile of this specific house?
- What is the current split of owner-occupiers versus renters in this apartment block?
- Are there any known issues with the local drainage during heavy rain?
🏷️ Seller Strategy
- Highlight school zone eligibility as the primary marketing headline if applicable.
- Invest in professional landscaping to enhance the 'leafy suburb' appeal.
- Ensure any period features are meticulously restored and showcased.
- Provide a clear building and pest report to facilitate fast unconditional offers.
- Target professional families through digital marketing focused on commute times and safety.
- Consider a 4-week auction campaign as Ormond has a high auction clearance rate.
📣 Positioning Tips
Position the property as a 'generational home'—a place where families can settle for 20 years. Emphasize the walkability to the station and the security of the neighborhood.
💼 Investment Case
Ormond is a low-yield, high-capital-growth play. It suits 'set and forget' investors.
⚠️ Investment Risks
Overpaying for a property just outside a school zone; high entry costs.
📈 Action Plan
- Target 2-bedroom units in older, smaller blocks (6-8 units) for better land value.
- Ensure the property is within a 10-minute walk of Ormond Station.
- Focus on properties with at least one off-street parking space.
- Budget for higher maintenance on period homes to keep them tenant-ready.
🔑 Renter Tips
- Apply with a complete profile; competition for houses is fierce.
- Check the proximity to North Road for noise levels before signing.
- Look for older units which often have larger room sizes than new builds.
🏘️ What Renters Love Here
Safe, quiet, and excellent transit to the city or Monash Uni.
⚠️ Renter Watch-Outs
Limited street parking near the station; high rental prices.
🏢 Landlord Strategy
- Consider allowing pets to tap into the large family/renter market.
- Regularly update kitchens and bathrooms to maintain premium rents.
- Install split-system cooling as it is a high-priority for local tenants.
📋 Compliance & Management
Ensure all gas and electrical safety checks are current as Glen Eira council is proactive on rental standards.
🤝 Agent Insights
- The market is split between 'In-Zone' and 'Out-of-Zone' buyers.
- Stock levels are traditionally low, leading to competitive bidding.
- Buyers are highly educated and will have done extensive research on recent sales.
🎯 Marketing Angles
The '15-minute suburb'—everything you need is within a short walk or train ride.
👤 Target Buyer Profile
Professional couples with young children or planning to start a family soon.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school zone via findmyschool.vic.gov.au.✓
Check Glen Eira Council planning portal for Heritage Overlays.✓
Review the Section 32 for any unusual covenants or easements.✓
Conduct a professional building inspection focusing on inter-war foundations.✓
Test commute times during peak hour from the property to the station.✓
Assess North Road traffic noise during different times of the day.✓
Verify the presence of any cladding issues if buying in a modern apartment complex.✓
Check for any proposed changes to local bus routes or parking restrictions.✓
Inspect the condition of the sewer and stormwater pipes (common issue in older suburbs).✓
Evaluate the proximity to EE Gunn Reserve for potential event noise or lighting.✓
Confirm if the property is in a Special Character Area which limits fence heights.✓
Check NBN availability and connection type (FTTP vs FTTN).📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional counsel before making property decisions.
