Mark Williams
2 & 3/615 Talbot Street South, Redan, Vic 3350
$295,000 - $315,000
1 1 1
Auction Saturday 19 September 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Redan — Wadawurrung Country
Redan emerged as a key residential district during the Victorian gold rush, housing miners working the rich leads south of Ballarat. The suburb's streetscape was largely defined by the late 19th-century boom, resulting in a dense collection of Victorian and Edwardian architecture.
Today, Redan is undergoing a demographic shift as young professionals and families priced out of Ballarat Central and Lake Wendouree renovate its historic cottages.
Overall Score
7.2
A solid performer offering high lifestyle value relative to its entry price.
Name Origin
Named after the 'Redan' fortification used during the Siege of Sevastopol in the Crimean War, reflecting the era's military history.
Established
1850s
Mining Heritage
Home to the historic Band and Albion Consols mine sites.
Green Border
Directly borders the expansive Victoria Park.
Architecture
Contains some of Ballarat's best-preserved timber miners' cottages.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand from first-home buyers keeping prices resilient despite broader regional cooling.
Amenity
8.0
Excellent access to Ballarat Central hospitals, shops, and the Lake Wendouree precinct.
Schools
7.0
Served by Redan Primary and close to prestigious private colleges in Central Ballarat.
Transport
6.5
Well-serviced by local buses with Ballarat Station approximately 5-8 minutes away by car.
Risk Profile
6.0
Moderate risk due to heritage constraints and historical mining activity.
Liveability
7.8
High, thanks to the combination of character housing and proximity to major parks.
Demographics
6.2
Transitioning from a traditional working-class base to a younger, professional demographic.
Rental Demand
7.5
Strong demand for renovated character homes and low-maintenance units.
Growth Potential
7.2
Gentrification tailwinds suggest long-term capital growth as 'spillover' from premium neighbors continues.
Affordability
8.2
Highly affordable compared to Melbourne and premium Ballarat pockets like Soldiers Hill.
Crime & Safety
5.8
Some pockets experience higher rates of opportunistic crime compared to Ballarat averages.
Walkability
7.4
Very walkable in the northern sections closer to Eyre and Sturt Streets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$545,000
Estimated March 2026
12mo Growth
3.5%
Steady regional performance
Gross Yield
4.1%
Attractive for regional investors
Days on Market
32 Days
Balanced buyer/seller market
Family Ratio
62%
Predominantly family households
School Zone
Ballarat High
Highly sought-after catchment
✅ Key Advantages
- Exceptional value for money compared to Lake Wendouree and Ballarat Central.
- High concentration of character homes with significant renovation upside.
- Walking distance to the Ballarat Base Hospital and St John of God Hospital.
- Proximity to Victoria Park's playgrounds, walking tracks, and dog parks.
- Strong rental yields and low vacancy rates for well-presented properties.
⚠️ Key Watch-Outs
- Strict Heritage Overlays can limit external renovations and extensions.
- Historical gold mining shafts may require specialized building insurance or geotechnical reports.
- Varying streetscapes with some pockets of lower-quality social housing.
- Older housing stock often requires significant investment in heating and insulation.
- Limited large-scale shopping within the suburb itself (mostly reliant on CBD).
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Gentrifying Heritage
How this suburb feels day-to-day.
🏠 Property Types
Primarily Victorian and Edwardian timber cottages, with some 1950s brick and modern infill units.
Dominant dwelling stock.
💰 Price Range
$420k – $850k
Typical entry to ceiling.
💡 Why It Matters
Redan represents the 'next best' option for buyers who desire the Ballarat heritage lifestyle but are priced out of the immediate lakeside precinct. It offers a strategic entry point into a suburb that is physically constrained by the CBD and major parks, limiting future supply.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$545,000
$480k – $780k
🏢 Unit Median
$395,000
$340k – $460k
📈 Price Trend
+3.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $420pw, Units $350pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, creating a more predictable environment for buyers. The narrow gap between house and unit medians suggests strong land value underlying the suburb.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
Approximately 45% below Melbourne metro median
Price comparison
📋 Income Ratio
5.8x average local household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Redan remains one of the most accessible entry points for character housing in a major Victorian regional city. It is particularly attractive to first-home buyers utilizing regional grants.
🔥 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.
+6.2%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Healthcare workers from nearby hospitals, young couples, and students from Federation University.
💼 Investor Outlook
Strong. The proximity to the health precinct ensures a steady stream of high-quality professional tenants. Capital growth is likely to track slightly above the Ballarat average as gentrification continues.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.5%
1-Year Growth
+12.4%
3-Year Growth
+31.3%
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Ballarat Base Hospital precinct.
- Continued 'tree-change' migration from Melbourne seeking character homes.
- Infrastructure upgrades to the Ballarat-Melbourne rail corridor.
- Limited supply of heritage homes in the wider Ballarat area.
⛔ Headwinds
- Rising renovation costs impacting the feasibility of 'fixer-uppers'.
- Higher interest rate environment dampening regional discretionary spending.
- Heritage restrictions preventing high-density development.
🔮 5-Year Outlook
Expect steady capital appreciation of 3-5% per annum. Redan will likely benefit from the 'halo effect' as Lake Wendouree becomes increasingly unattainable for the middle market.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Lower than Melbourne CBD, but higher than Ballarat fringe suburbs
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check specific street data via the Crime Statistics Agency Victoria. Pockets closer to the CBD and major parks generally report fewer incidents.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks in Redan are structural and regulatory rather than environmental.
🌊 Flood Risk
Low risk; the suburb is generally well-elevated compared to the Yarrowee River flats.
🔥 Bushfire Risk
Very Low; fully urbanized environment.
🏦 Insurance Impact
May be slightly higher for heritage timber homes or properties on known historical mine leads.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ1)
🔲 Overlays
Heritage Overlay (HO), Neighborhood Character Overlay (NCO)
🏗️ Development Hotspots
Small-scale townhouse infill on larger blocks near the Sebastopol border.
Heritage Overlays are the biggest hurdle for buyers. They protect the suburb's charm but can significantly increase the cost and complexity of extensions.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Good bus coverage; easy commute to Ballarat Station for Melbourne trains.
🛍️ Amenity & Retail
High; close to Central Square shopping and Sturt Street dining.
🌲 Parks & Recreation
Excellent; direct access to Victoria Park and proximity to Lake Wendouree.
🏫 Schools
Good; within the catchment for Ballarat High School and near top private options.
🏥 Healthcare
Exceptional; walking distance to the city's major medical hub.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse mix of long-term residents and an increasing number of young families and professionals moving from metropolitan areas.
💵 Median Income
$68,500 pa
🏠 Ownership
58% owner-occupied, 42% renting
🎂 Age Profile
Median age 36
🎓 Education
Increasing percentage of tertiary-educated residents due to the professional health workforce.
📊 Age Distribution
The rising proportion of 25-44 year olds is driving the demand for renovated homes and local cafe culture, signaling a positive shift in suburb profile.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Developments are primarily focused on the nearby health and CBD precincts rather than large-scale projects within Redan itself.
📈 Positive Impacts
- Ballarat Base Hospital Redevelopment (increased local employment).
- Upgrades to Victoria Park sporting facilities.
- Ballarat Station Precinct redevelopment improving commuter facilities.
📉 Negative Impacts
- Increased traffic congestion on Drummond Street South.
- Construction noise from nearby hospital works.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Lake Wendouree
Position
North
Price
100% more expensive
Lifestyle
Premium lakeside living, larger estates.
Best for
High-net-worth buyers.
📍Ballarat Central
Position
North-East
Price
30% more expensive
Lifestyle
Urban, walkable to all CBD amenities.
Best for
Professionals and downsizers.
📍Sebastopol
Position
South
Price
15% cheaper
Lifestyle
More industrial, newer housing estates, less heritage.
Best for
Budget-conscious families and investors.
📍Mount Pleasant
Position
East
Price
Similar price
Lifestyle
Hillier, older miners' cottages, different views.
Best for
First home buyers seeking character.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
East Geelong
VIC
7.5/10
Heritage cottage charm near a major regional CBD and hospital precinct.
South Launceston
TAS
7.3/10
Character homes on the fringe of a regional city with strong hospital-driven rental demand.
Mayfield
NSW
7.1/10
Historically working-class suburb seeing rapid professional gentrification.
West Tamworth
NSW
6.8/10
Affordable character housing near a major regional hub.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its 'best of both worlds' location—quiet enough for families but close enough to the city for convenience. There is a strong sense of pride in the local heritage homes.
★★★★★
Hospital Proximity
I walk to work at the hospital in 10 minutes. It's the perfect spot for medical staff.
Convenience
Walkability
★★★★☆
Changing Character
I've seen many young families moving in lately and fixing up the old places. It's good for the area.
Gentrification
Community
★★★★☆
Affordability
We couldn't afford the Lake, but Redan gave us a Victorian cottage with a decent backyard for a much better price.
Value
Heritage
★★★☆☆
Housing Quality
The location is great, but the older houses are freezing in winter. Make sure yours has good heating!
Climate
Location
★★★★☆
Rental Yield
Low vacancy and high demand from professionals make this a very safe bet for my portfolio.
Yield
Stability
★★★★☆
Family Life
Being so close to Victoria Park is a lifesaver for the kids on weekends.
Parks
Lifestyle
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize the northern end of Redan (closer to Eyre St) for better capital growth potential.
- Budget an extra 15-20% for renovations if the property is under a Heritage Overlay.
- Check for 'restumping' history in any timber cottage before making an offer.
- Look for properties with rear lane access, which is common and adds significant value.
- Verify if the property falls within the Ballarat High School catchment zone.
❓ Questions to Ask the Agent
- Is this property subject to a Heritage Overlay, and are there any specific restrictions on the facade?
- Has a geotechnical report been done recently regarding historical mining activity in this street?
- When was the property last restumped, and is there a certificate of compliance?
- What is the current heating configuration, and has the insulation been upgraded?
- Are there any known issues with dampness or drainage in the sub-floor?
- What are the recent comparable sales in this specific pocket of Redan?
- Is the property currently within the Ballarat High School catchment zone?
🏷️ Seller Strategy
- Highlight energy efficiency upgrades (insulation, double glazing) to combat Ballarat's cold winters.
- Professional styling is essential to appeal to the 'Melbourne escapee' demographic.
- Ensure all heritage-compliant works have proper council permits before listing.
- Emphasize proximity to the hospital precinct in marketing materials.
📣 Positioning Tips
Position the property as a 'lifestyle bridge'—offering the heritage charm of Central Ballarat with the space and price point of a regional suburb.
💼 Investment Case
High-yield strategy focusing on the professional medical workforce.
⚠️ Investment Risks
High maintenance costs on older timber homes and strict heritage controls limiting value-add potential.
📈 Action Plan
- Target 2-3 bedroom Victorian cottages within walking distance of Drummond St.
- Perform a thorough building inspection focusing on sub-floor dampness.
- Install high-quality split-system heating/cooling to attract premium tenants.
- Consider long-term hold to benefit from the ongoing gentrification cycle.
🔑 Renter Tips
- Ask about the type of heating installed; gas ducted or multiple split systems are preferred.
- Check for off-street parking as some narrow streets can get crowded.
- Be ready with your application; properties near the hospital lease very quickly.
🏘️ What Renters Love Here
Quiet streets, beautiful parks nearby, and easy access to the city.
⚠️ Renter Watch-Outs
Older homes can be drafty and expensive to heat in winter.
🏢 Landlord Strategy
- Regular gutter cleaning is vital due to the many deciduous trees in the area.
- Consider allowing pets to tap into the high demand from park-loving residents.
- Maintain the garden to a high standard to preserve street appeal.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date, especially in older heritage dwellings.
🤝 Agent Insights
- Buyers are increasingly wary of un-renovated heritage homes due to rising trade costs.
- The 'walk-to-hospital' factor is the strongest selling point for this suburb.
- Stock levels remain tight, supporting price stability.
🎯 Marketing Angles
Focus on 'The Victoria Park Lifestyle' and 'Heritage Charm without the Lake Price Tag'.
👤 Target Buyer Profile
Young professional couples, hospital employees, and first-home buyers from Melbourne.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify Heritage Overlay status via VicPlan.
✓
Order a comprehensive building and pest inspection with a focus on stumps and damp.
✓
Check the Victorian Mining Register for historical shafts near the boundary.
✓
Confirm school catchment zones via findmyschool.vic.gov.au.
✓
Review the Section 32 for any unusual easements or covenants.
✓
Assess the condition of the roof and guttering (common issues in older Redan homes).
✓
Check for lead paint or asbestos, common in homes of this era.
✓
Evaluate the effectiveness of the heating system during a cold-day inspection.
✓
Investigate local crime stats for the specific street block.
✓
Confirm the availability of high-speed NBN (FTTP vs FTTN).
✓
Check for any planned council works in the immediate vicinity.
✓
Verify the presence of working smoke alarms and safety switches.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 ballarat.vic.gov.au
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
🔗 findmyschool.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or investment advice. Buyers should conduct their own independent research and seek professional legal and building advice before purchasing.
