Reilly Waterfield
27A Holland Road, Ringwood East, Vic 3135
$1,150,000 - $1,250,000
4 4 2
Open Thursday 16 July 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Ringwood East — Wurundjeri Country
Originally used for orchards and grazing, the area saw residential subdivision accelerate after the opening of the Ringwood East railway station in 1925. It developed as a more exclusive, quieter alternative to the main Ringwood commercial hub. Post-WWII growth established the suburb's character as a family-centric garden suburb.
Today, it is a highly sought-after 'lifestyle' suburb that balances a quiet village feel with proximity to major metropolitan amenities like Eastland and Maroondah Hospital.
Overall Score
8
A top-tier eastern suburb offering a balance of infrastructure and residential quietude.
Name Origin
Derived from the neighboring suburb of Ringwood, which was named after Ringwood in Hampshire, England.
Established
Gazetted 1927
Health Hub
Home to Maroondah Hospital and a major private medical precinct.
Education
Contains the prestigious Tintern Grammar, founded in 1877.
Greenery
Features the 18-hectare Bedford Park, a regional community focal point.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by school catchments, though high prices limit the buyer pool.
Amenity
9
Excellent access to major hospitals, regional shopping, and local village strips.
Schools
9
Exceptional, featuring top-ranking public secondary zones and elite private options.
Transport
8
Strong rail connectivity via the Lilydale line and proximity to EastLink.
Risk Profile
7
Low risk of vacancy or price collapse, but high risk of development restrictions.
Liveability
9
Very high due to tree canopy, parklands, and low-traffic residential streets.
Demographics
8
Stable population of high-income professionals and established families.
Rental Demand
8
Consistently high, particularly for townhouses near the hospital and station.
Growth Potential
7
Solid long-term prospects, though limited by lack of large-scale developable land.
Affordability
5
Relatively expensive compared to the Melbourne median, reflecting its premium status.
Crime & Safety
8
Generally safe with crime rates lower than the Victorian metropolitan average.
Walkability
7
Good around the station and Railway Avenue, but hilly in northern pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,185,000
Steady 4.2% annual growth
Median Unit
$715,000
High demand for downsizers
School Zone
Ringwood SC
Highly coveted catchment
Commute
42 mins
Train to Melbourne CBD
Open Space
14%
Parkland and reserves
Yield
3.4%
Gross rental return
✅ Key Advantages
- Elite school zoning including Ringwood Secondary College and Tintern Grammar.
- Walking distance to Maroondah Hospital, attracting medical professional tenants.
- Charming village atmosphere at the Railway Avenue shopping strip.
- Excellent public transport with a dedicated railway station on the Lilydale line.
- High retention of mature tree canopy providing superior streetscape aesthetics.
- Proximity to Eastland Shopping Centre without the associated traffic congestion.
⚠️ Key Watch-Outs
- Strict Significant Landscape Overlays (SLO) can make extensions or renovations difficult.
- Parking congestion near the hospital and train station during business hours.
- Significant topography/hills in some areas may impact accessibility for some buyers.
- Limited stock availability as residents tend to hold properties long-term.
- Higher entry price point compared to neighboring Croydon or Ringwood.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Family
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached weatherboard and brick veneer homes, with increasing modern townhouse infill.
Dominant dwelling stock.
💰 Price Range
$700k (units) – $1.9m (premium houses)
Typical entry to ceiling.
💡 Why It Matters
Ringwood East serves as the 'prestige' residential arm of the Ringwood activity centre. It offers the infrastructure of a major hub with the quiet, tree-lined character of a traditional outer-eastern suburb, making it a defensive asset for long-term capital growth.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,185,000
$1.05m – $1.85m
🏢 Unit Median
$715,000
$620k – $880k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized following the post-pandemic surge, with the premium for school zoning remaining the primary driver of value resilience.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above Melbourne median
Price comparison
📋 Income Ratio
8.8x annual income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the inner-east (Balwyn/Box Hill), it is a premium market for the outer-east. Buyers often stretch budgets to secure entry into the Ringwood Secondary zone.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Healthcare workers, young families, and teachers.
💼 Investor Outlook
Extremely stable. The proximity to Maroondah Hospital ensures a constant stream of high-quality professional tenants. Capital growth typically outperforms the broader region.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+20.3% cumulative
5-Year Growth
📍 Growth Drivers
- Continued demand for the Ringwood Secondary College school zone.
- Expansion of medical services at Maroondah Hospital precinct.
- Ongoing 'gentrification' as younger families replace original owners.
- Limited new land supply protecting existing property values.
- Recent upgrades to Ringwood East Station and level crossing removal.
⛔ Headwinds
- Interest rate sensitivity for the 'middle-market' family buyer.
- Planning restrictions (SLO) limiting the scope for value-add development.
- Competition from high-density apartment stock in central Ringwood.
🔮 5-Year Outlook
Expect steady, moderate growth. Ringwood East will likely maintain its premium over Croydon and Ringwood, supported by its superior school catchments and healthcare proximity.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic/Road Safety: Medium
📋 What to Check Locally
Check local police data for the hospital precinct specifically, as high-traffic areas can occasionally see opportunistic vehicle-related crime.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are regulatory and environmental rather than economic. Development is heavily restricted by local overlays.
🌊 Flood Risk
Low risk; some localized overland flow near drainage reserves during extreme weather.
🔥 Bushfire Risk
Moderate risk in northern sections bordering reserves; check if property is in a Bushfire Prone Area (BPA).
🏦 Insurance Impact
Standard premiums apply, though properties in BPA zones may see slight increases.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Significant Landscape Overlay (SLO), Vegetation Protection Overlay (VPO)
🏗️ Development Hotspots
Railway Avenue and areas immediately adjacent to the hospital precinct.
The SLO is a major factor here; it protects the 'treed' character but means you likely need a permit to remove even medium-sized trees or build close to them.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access and proximity to Maroondah Hwy/EastLink.
🛍️ Amenity & Retail
High quality local shops and proximity to major regional malls.
🌲 Parks & Recreation
Abundant, including Bedford Park and Wombolano Park.
🏫 Schools
Top-tier public and private options within the suburb boundaries.
🏥 Healthcare
Exceptional; a major regional medical hub.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community with a high proportion of professional families and healthcare workers.
💵 Median Income
$94,500 pa
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 40
🎓 Education
High; 35% with Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate and mature age profile contribute to the suburb's stability and well-maintained streetscapes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Recent years have been dominated by the Level Crossing Removal Project and hospital expansions.
📈 Positive Impacts
- New Ringwood East Station with improved accessibility and safety.
- Removal of the Dublin Road level crossing, reducing local traffic bottlenecks.
- Continued state investment in Maroondah Hospital infrastructure.
📉 Negative Impacts
- Loss of some mature vegetation during rail construction.
- Increased medium-density pressure on streets bordering the rail line.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Ringwood
Position
West
Price
Ringwood East is ~10% more expensive for houses
Lifestyle
Ringwood is urban/commercial; Ringwood East is quiet/residential
Best for
Investors and apartment dwellers
📍Croydon
Position
East
Price
Croydon is ~15% more affordable
Lifestyle
Croydon has a larger commercial hub but less 'prestige' feel
Best for
First home buyers
📍Heathmont
Position
South
Price
Similar pricing
Lifestyle
Heathmont is even leafier but has fewer schools/hospitals
Best for
Nature lovers and families
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Montmorency
VIC
8/10
Both offer a 'village' feel with a strong rail connection and leafy topography.
Blackburn
VIC
9/10
Premium eastern suburb with strong tree protection and elite school zones.
Rosanna
VIC
8/10
Hilly, leafy, and anchored by a hospital precinct and train station.
Vermont
VIC
7/10
Strong focus on family living and high-performing school catchments.
💬 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. It is frequently described as a 'hidden gem' that is quieter than Ringwood but just as convenient.
★★★★★
Family Life
We moved here for Ringwood Secondary and stayed for the community. Walking to the Railway Ave shops for coffee is a weekend ritual.
Community
Schools
★★★★☆
Convenience
Working at Maroondah Hospital, the commute is unbeatable. Parking in the street can be a nightmare during the day though.
Proximity
Parking
★★★★★
Quietude
It's much quieter than central Ringwood. You still get the birds and the trees, but you're only 5 minutes from Eastland.
Peaceful
Location
★★★★☆
Market Entry
It took us 6 months to find a place we could afford. The competition for anything under $1.1m is fierce.
Competition
Value
★★★★★
Local Economy
The new station has really cleaned up the area and brought more foot traffic to our local shops.
Infrastructure
Business
★★★☆☆
Rental Market
Rents have gone up a lot recently. It's getting hard for young professionals to stay in the area.
Affordability
Amenities
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Ringwood Secondary College zone for maximum resale value.
- Check the specific Significant Landscape Overlay (SLO) rules for any property before planning renovations.
- Look for older weatherboard homes on large blocks for long-term land banking potential.
- Be prepared to act quickly; well-priced family homes in this suburb often sell within 14-21 days.
- Consider the impact of hospital-related traffic if looking at streets immediately adjacent to Maroondah Hospital.
- Verify if the property is within the Tintern Grammar precinct if private schooling is a priority.
❓ Questions to Ask the Agent
- Is this property strictly within the Ringwood Secondary College catchment for the current year?
- Are there any Significant Landscape Overlays (SLO) that affect my ability to extend or remove trees?
- What is the history of the property regarding termites, given the high vegetation in the area?
- How does the hospital traffic affect this specific street during shift changeovers?
- Are there any planned developments for the nearby commercial strips?
- Has the property been tested for asbestos, common in many of the mid-century homes here?
- What are the local council's restrictions on building a second dwelling or 'granny flat' on this block?
🏷️ Seller Strategy
- Highlight 'School Zone' status as the primary marketing headline.
- Ensure gardens are well-maintained, as the suburb's 'leafy' reputation is a key buyer drawcard.
- Target medical professionals via specific marketing channels given the hospital proximity.
- Consider a short auction campaign (3-4 weeks) to capitalize on the high demand and low stock environment.
- Provide a recent arborist report if the property has significant trees to ease buyer concerns about SLOs.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that offers the best of both worlds: village peace and metropolitan convenience. Emphasize the educational and healthcare infrastructure as 'future-proofing' the investment.
💼 Investment Case
High-income tenant profile and extremely low vacancy rates make this a low-risk defensive asset.
⚠️ Investment Risks
Low rental yields (typical of premium family suburbs) and high entry costs.
📈 Action Plan
- Target 2-3 bedroom townhouses within 800m of the station.
- Focus on properties that appeal to healthcare workers (modern, low maintenance).
- Ensure the property falls within the Ringwood Secondary zone.
- Budget for higher-than-average garden maintenance to comply with local character expectations.
🔑 Renter Tips
- Have your application ready before the first inspection.
- Highlight stable employment, especially if working in the local healthcare sector.
- Look for properties slightly further from the station for better value.
🏘️ What Renters Love Here
Safe, quiet, and excellent access to public transport and parks.
⚠️ Renter Watch-Outs
Limited rental stock and high competition for family-sized homes.
🏢 Landlord Strategy
- Regularly update kitchens and bathrooms to attract high-paying medical professional tenants.
- Include garden maintenance in the rent to ensure the property's street appeal is preserved.
- Consider long-term leases (24 months) for families wanting school zone stability.
📋 Compliance & Management
Strict adherence to Victorian rental minimum standards is essential, particularly regarding heating and energy efficiency in older weatherboard stock.
🤝 Agent Insights
- The 'Tintern' pocket is the most prestigious part of the suburb.
- Buyers are increasingly wary of SLOs; having clear planning info ready is a competitive advantage.
- The level crossing removal has significantly boosted sentiment for properties near the rail line.
🎯 Marketing Angles
Focus on 'The Village Lifestyle' and 'Educational Excellence'.
👤 Target Buyer Profile
Professional families (35-50) and medical staff from Maroondah Hospital.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school zone boundaries via findmyschool.vic.gov.au.
✓
Check the Victorian Planning Portal for SLO and VPO overlays.
✓
Conduct a thorough pest inspection (high risk of termites in leafy areas).
✓
Review the Section 32 for any unusual easements or covenants.
✓
Assess the topography for potential drainage issues on sloping blocks.
✓
Check the Maroondah City Council website for any upcoming local road works.
✓
Confirm the proximity to the nearest 'Bushfire Prone Area' boundary.
✓
Visit the street during hospital shift changes (7am/3pm) to assess traffic.
✓
Verify the age of the hot water and heating systems in older stock.
✓
Check for any heritage overlays on Railway Avenue properties.
✓
Assess mobile phone and NBN coverage (can vary in hilly pockets).
✓
Review the Maroondah Hospital master plan for future expansion impacts.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 maroondah.vic.gov.au
🔗 abs.gov.au
🔗 planning.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 vpa.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 legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
