Carly Lindley
2/26 Sherwood Avenue, Rosebud, Vic 3939
$1,195,000 - $1,295,000
3 2 2
Open Saturday 14 November 11:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Rosebud — Boonwurrung Country
Originally known as Banksia Point, the area was a small fishing and pastoral settlement before the 1855 shipwreck defined its identity. It evolved into a premier camping and holiday destination for Melburnians throughout the 20th century, particularly post-WWII.
A bustling regional centre that balances its heritage as a holiday town with a rapidly growing permanent population of families and sea-changers.
Overall Score
7.2
A solid lifestyle choice offering better value than its neighbors to the west.
Name Origin
Named after the schooner 'Rosebud' which was wrecked on the sandbanks off the coast in 1855.
Established
Gazetted 1888
The Wreck
The 1855 wreck of the Rosebud is still a point of local historical pride.
Camping Heritage
Home to one of Victoria's largest and most iconic foreshore camping reserves.
Golf Hub
Surrounded by world-class courses including Rosebud Country Club and Bay Views.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady demand following the post-pandemic surge, now stabilizing with moderate growth.
Amenity
8
Excellent access to retail, beaches, and healthcare via the Rosebud Hospital.
Schools
6
Adequate local options with Rosebud Secondary and several primary schools, though elite options require travel.
Transport
4
Heavily car-dependent with limited bus services and no rail link.
Risk Profile
5
Significant considerations for coastal flooding and bushfire in hinterland pockets.
Liveability
8
High quality of life for those seeking outdoor activities and a slower pace.
Demographics
6
Shifting from a retiree stronghold to a more diverse mix of young families and professionals.
Rental Demand
7
High demand for long-term rentals due to the shortage of supply against holiday lets.
Growth Potential
7
Strong long-term prospects as the Peninsula becomes a permanent residential extension of Melbourne.
Affordability
7
One of the more accessible entry points for a coastal lifestyle on the Peninsula.
Crime & Safety
6
Generally safe, though seasonal spikes in petty crime occur during peak holiday periods.
Walkability
5
High walkability near the Rosebud Plaza and foreshore, but low in the 'avenues' and hills.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Estimated March 2026
12mo Growth
3.2%
Steady market recovery
Beach Access
0-2km
Most homes within reach
Healthcare
Rosebud Hospital
Major regional facility
Family Ratio
62%
Growing family presence
Vacancy Rate
1.4%
Tight rental market
✅ Key Advantages
- Direct access to safe swimming beaches and the iconic foreshore reserve.
- Comprehensive local amenities including Rosebud Plaza and Rosebud Gateway.
- Proximity to world-class wineries and golf courses in the hinterland.
- Relative affordability compared to neighboring Sorrento and Blairgowrie.
- Strong sense of community with active local clubs and associations.
⚠️ Key Watch-Outs
- Extreme traffic congestion on Point Nepean Road during summer holidays.
- Limited public transport options for commuting to Melbourne CBD.
- Presence of older, asbestos-containing building stock in original cottages.
- Vulnerability to sea-level rise in specific low-lying foreshore streets.
- Higher than average median age may impact certain youth-focused services.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Residential
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1950s-70s brick veneers, modern townhouses, and luxury hillside builds.
Dominant dwelling stock.
💰 Price Range
$680k – $2.2m
Typical entry to ceiling.
💡 Why It Matters
Rosebud serves as the functional 'capital' of the southern Peninsula, offering the best balance of infrastructure and lifestyle for permanent residents.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$845,000
$750k – $1.6m
🏢 Unit Median
$675,000
$580k – $850k
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $550pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the 2021-22 peak, offering a more predictable entry point for buyers compared to the volatile luxury markets nearby.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
3.5% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the 'top end' of the Peninsula, Rosebud has seen significant price appreciation, making it a 'stretch' for many first-home buyers.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
21 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Local service workers, young families, and semi-retired couples.
💼 Investor Outlook
Strong long-term capital growth potential and low vacancy, though yields are modest. Short-stay (Airbnb) remains a lucrative but regulated alternative.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+4.5% cumulative
3-Year Growth
+31% cumulative
5-Year Growth
📍 Growth Drivers
- Continued 'sea-change' trend for remote workers.
- Infrastructure upgrades to the Mornington Peninsula Freeway.
- Limited new land supply driving scarcity value.
- Gentrification of older housing stock through renovation.
⛔ Headwinds
- Interest rate sensitivity for middle-market buyers.
- Potential for increased council rates or levies for coastal protection.
- Economic reliance on seasonal tourism.
🔮 5-Year Outlook
Expect steady growth outperforming the Melbourne average as lifestyle remains a primary driver for the aging population and flexible workers.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Slightly higher property crime rate than metro average, largely due to seasonal influx.
Relative comparison
Risk Categories
Burglary: Medium
Theft from Motor Vehicle: Medium
Public Order: Medium
📋 What to Check Locally
Check specific street data via Crime Statistics Victoria; safety varies significantly between the foreshore and the quieter residential avenues.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental factors are the primary long-term risks, specifically related to the suburb's coastal and hinterland topography.
🌊 Flood Risk
Inundation overlays (LSIO) affect properties near Chinamans Creek and the foreshore flats.
🔥 Bushfire Risk
Bushfire Management Overlays (BMO) apply to properties on the southern edge near Arthurs Seat.
🏦 Insurance Impact
Expect higher premiums for properties within flood or fire overlay zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ1)
🔲 Overlays
LSIO (Flood), VPO (Vegetation Protection), DDO (Design and Development)
🏗️ Development Hotspots
Medium density townhouse developments are concentrated near the Rosebud Plaza and Jetty Road.
Strict height limits and vegetation protection orders aim to maintain the 'coastal village' feel, limiting high-rise potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car is essential. Bus 788 provides the main link to Frankston.
🛍️ Amenity & Retail
Excellent; major supermarkets, cinema, and diverse dining options.
🌲 Parks & Recreation
Outstanding; foreshore reserve, Arthurs Seat State Park, and local sporting hubs.
🏫 Schools
Good; Rosebud Secondary College is well-regarded, plus several primary options.
🏥 Healthcare
Superior; Rosebud Hospital provides emergency and acute care locally.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A maturing community with a significant retiree base that is increasingly being supplemented by young families seeking lifestyle.
💵 Median Income
$62,400 pa
🏠 Ownership
44% owned outright, 31% with mortgage
🎂 Age Profile
Median age 51
🎓 Education
High percentage of vocational and trade qualifications.
📊 Age Distribution
The high rate of outright ownership provides market stability, while the aging population drives demand for healthcare and accessible housing.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure renewal and foreshore preservation rather than large-scale commercial expansion.
📈 Positive Impacts
- Rosebud Foreshore Master Plan implementation.
- Upgrades to the Mornington Peninsula Freeway intersections.
- Expansion of local health services at Rosebud Hospital.
📉 Negative Impacts
- Construction disruption along Point Nepean Road.
- Increased density in residential streets through subdivision.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍McCrae
Position
East
Price
20% more expensive
Lifestyle
Quieter, more exclusive, steeper terrain.
Best for
Prestige buyers and retirees.
📍Capel Sound
Position
West
Price
10% cheaper
Lifestyle
More holiday-focused, higher density of units.
Best for
First home buyers and investors.
📍Dromana
Position
North-East
Price
15% more expensive
Lifestyle
Trendier cafe scene, closer to Melbourne.
Best for
Young professionals and families.
📍Rye
Position
West
Price
Similar
Lifestyle
Stronger holiday/party vibe in summer.
Best for
Holiday home owners.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Cowes
VIC
7.0/10
Island/coastal hub with similar regional infrastructure and holiday mix.
Busselton
WA
7.5/10
Bayside town with a mix of retirees and growing families.
Forster
NSW
7.2/10
Strong retiree base with excellent water-based amenities.
Hervey Bay
QLD
6.8/10
Regional coastal centre with a high median age and strong healthcare.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and natural beauty, though many express frustration with summer crowds and the lack of public transport.
★★★★☆
Family Life
It's a wonderful place to raise kids with the beach at your doorstep, but you definitely need two cars to survive here.
Lifestyle
Transport
★★★★★
Amenities
Having the hospital and all the shops right here makes life very easy. I rarely need to leave the suburb.
Convenience
Healthcare
★★★★☆
Seasonal Change
The transformation in summer is wild. It goes from a sleepy town to a city in weeks. Great for rentals, tough for parking.
Income
Congestion
★★★☆☆
Affordability
I managed to get a fixer-upper, but the prices are climbing so fast. I'm worried about the long-term rates.
Entry Point
Cost of Living
★★★★☆
Economy
The community is very supportive of local shops. We just need better parking solutions for the peak season.
Community
Infrastructure
★★☆☆☆
Rental Market
Finding a long-term rental is a nightmare because everything is being turned into an Airbnb.
Availability
Cost
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'beach side' of the freeway for better capital growth.
- Check for Land Subject to Inundation Overlays (LSIO) before making an offer.
- Look for older homes on large blocks (600sqm+) with subdivision potential (STCA).
- Visit the property during a summer weekend to understand the true traffic impact.
- Factor in the cost of a building inspection specifically for asbestos and salt damp.
❓ Questions to Ask the Agent
- Is the property located within a Land Subject to Inundation Overlay (LSIO)?
- What are the specific bushfire management requirements for this address?
- Has the home been tested for asbestos, given its age?
- Are there any active planning applications for subdivisions on this street?
- What is the history of the property's usage—permanent residence or holiday rental?
- How does the local traffic flow change during the peak summer months?
- Are there any known issues with the local drainage system in this pocket?
- What is the current internet connectivity like (NBN type)?
🏷️ Seller Strategy
- Time your sale for spring or early summer to capture the holiday-maker interest.
- Highlight energy-efficient features to appeal to the growing sea-changer demographic.
- Ensure gardens are low-maintenance but well-presented to suit the coastal vibe.
- Provide a clear Section 32 that addresses any flood or fire overlays upfront.
- Professional photography showing proximity to the beach is essential.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that offers both holiday relaxation and permanent-living convenience.
💼 Investment Case
Strong long-term hold for capital growth with a dual-income strategy (short-stay summer, long-stay winter).
⚠️ Investment Risks
Changing local council regulations on short-stay accommodation and high maintenance costs due to salt air.
📈 Action Plan
- Target 3-bedroom houses within 1km of the Plaza.
- Consider a minor cosmetic renovation to increase rental yield.
- Verify the property's status regarding the Mornington Peninsula Shire's Short Stay Local Law.
- Budget for higher insurance premiums if in an overlay zone.
🔑 Renter Tips
- Apply in the 'off-season' (May-August) when competition is lower.
- Have a complete application ready; the market is very tight.
- Look for properties with split-system heating/cooling for Peninsula winters.
🏘️ What Renters Love Here
Access to incredible lifestyle amenities and a friendly community.
⚠️ Renter Watch-Outs
Many rentals are older and may have poor insulation or high energy costs.
🏢 Landlord Strategy
- Maintain the property to a high standard to attract long-term professional tenants.
- Consider a property manager who understands the local seasonal market.
- Regularly check for salt-related corrosion on exterior fittings.
📋 Compliance & Management
Ensure compliance with the latest Victorian rental minimum standards, particularly regarding heating and electrical safety.
🤝 Agent Insights
- Buyers are increasingly looking for 'work from home' spaces.
- The 'Avenues' are seeing a shift from holiday shacks to high-end family homes.
- Proximity to Rosebud Secondary is a major selling point for families.
🎯 Marketing Angles
Focus on the 'Peninsula Lifestyle'—the ability to walk to the beach and drive to a winery in 10 minutes.
👤 Target Buyer Profile
Sea-changers from Melbourne's inner-east and local families upgrading.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify zoning and overlays via VicPlan.
✓
Obtain a professional building and pest inspection report.
✓
Check the Mornington Peninsula Shire's flood mapping.
✓
Review the Section 32 for any restrictive covenants or easements.
✓
Confirm the property's proximity to the nearest bus stop and essential services.
✓
Assess the condition of the roof and guttering for salt-air corrosion.
✓
Check for any heritage overlays that might restrict renovations.
✓
Investigate the local crime statistics for the specific street.
✓
Verify the school catchment zones for Rosebud Primary and Secondary.
✓
Evaluate the potential for future sea-level rise impacts on the property value.
✓
Check for any underground storage tanks if it's an older property.
✓
Confirm the status of any recent renovations (permits and certificates).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 mornpen.vic.gov.au
🔗 planning.vic.gov.au
🔗 abs.gov.au
🔗 crimestatistics.vic.gov.au
🔗 vicroads.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. All data is based on available information as of March 2026 and is subject to change. Buyers should conduct their own independent due diligence.
