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45 King George Street, St Leonards, Vic 3223
$1,050,000 - $1,150,000
4 2 3
Open Saturday 29 August 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
St Leonards — Wadawurrung Country
Originally established as a fishing and firewood port to supply Melbourne, the town became a vital maritime link in the mid-19th century. The St Leonards Pier, constructed in 1860, remains a historical centerpiece of the township. Throughout the 20th century, it evolved into a popular seaside holiday destination characterized by fibro shacks and caravan parks.
The suburb is currently undergoing a significant demographic shift, with large-scale residential estates attracting young families and retirees seeking a coastal lifestyle away from the busier Surf Coast.
Overall Score
7
A strong lifestyle choice offering better value than the southern Bellarine, though infrastructure is still catching up.
Name Origin
Named after St Leonards-on-Sea in Sussex, England, by early settler George Ward Cole.
Established
1850s
Maritime Heritage
The 1860s pier is one of the oldest on the Bellarine.
Pop Culture
Primary filming location for the iconic ABC series 'SeaChange'.
Nature Reserve
Home to the St Leonards Salt Lagoon, a critical habitat for migratory birds.
Ferry Access
Located 10 minutes from the Portarlington-Melbourne ferry terminal.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady demand following a period of rapid growth, now stabilizing with consistent sales volumes.
Amenity
6
Good local essentials including a supermarket and pharmacy, but major retail requires a 15-minute drive to Drysdale.
Schools
5
Local primary school is well-regarded, but secondary students must commute to Drysdale or Geelong.
Transport
4
Highly car-dependent with limited bus services; however, the nearby Portarlington ferry offers a unique commute to Melbourne.
Risk Profile
6
Environmental factors including coastal erosion and inundation overlays affect specific zones.
Liveability
8
Exceptional for outdoor enthusiasts, boaters, and those seeking a quiet, safe community environment.
Demographics
7
Transitioning from a retiree stronghold to a more diverse mix of young families and professional sea-changers.
Rental Demand
6
Moderate for long-term rentals; high seasonal demand for short-stay holiday accommodation.
Growth Potential
7
Strong long-term prospects due to strict settlement boundaries limiting future land supply on the Bellarine.
Affordability
7
Remains more accessible than Barwon Heads or Queenscliff, offering a lower entry point for coastal living.
Crime & Safety
9
Very low crime rates compared to metropolitan Geelong; high sense of community safety.
Walkability
5
High walkability within the 'Old Town' grid near the pier, but low in the newer, sprawling residential estates.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$795,000
Estimated March 2026
5yr Growth
42%
Cumulative increase
Coastal Risk
Moderate
Inundation overlays apply
Family Growth
High
New estates attracting youth
Main Hub
Murradoc Rd
Local retail & dining
Transport
Bus 60
Connection to Geelong
✅ Key Advantages
- Pristine north-facing beaches with calmer waters ideal for families and boating.
- Strict settlement boundaries protect the town from excessive urban sprawl.
- Proximity to the Portarlington-Docklands ferry provides a scenic commute option.
- Strong sense of community and a significantly lower crime rate than Geelong CBD.
- Access to world-class wineries and golf courses within a 10-minute drive.
- More affordable coastal entry point compared to the Surf Coast or southern Bellarine.
⚠️ Key Watch-Outs
- Limited local secondary education options requiring significant travel for teens.
- Vulnerability to sea-level rise in low-lying areas near the Salt Lagoon.
- Heavy reliance on private vehicles due to infrequent public transport.
- Infrastructure in new estates (parks/paths) can lag behind residential completion.
- Significant seasonal population fluctuations can lead to summer congestion.
- Limited local employment opportunities outside of tourism and trades.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, ranging from 1960s beach shacks to modern two-storey executive homes.
Dominant dwelling stock.
💰 Price Range
$680k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
St Leonards represents the 'last frontier' of relatively affordable bayside living on the Bellarine. As land supply tightens due to state planning protections, existing dwellings are expected to see sustained value retention.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$795,000
$720k – $1.45m
🏢 Unit Median
$615,000
$550k – $750k
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $520pw, Units $440pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has corrected from the 2022 peak and is now entering a period of stable, organic growth driven by owner-occupiers rather than speculators.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% below Melbourne metro median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, St Leonards remains a viable alternative for first-home buyers who are priced out of Geelong's inner suburbs and the Surf Coast.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.8%
Lower = tighter market
⏱️ Days to Lease
24 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Young families moving for lifestyle and retirees waiting for new builds to complete.
💼 Investor Outlook
Long-term capital growth is the primary play here. Rental yields are modest, but the scarcity of land on the Bellarine supports a strong asset-growth thesis.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+12% cumulative
3-Year Growth
+42% cumulative
5-Year Growth
📍 Growth Drivers
- Bellarine Peninsula Statement of Planning Policy (SPP) limiting urban expansion.
- Increased work-from-home flexibility allowing for permanent coastal living.
- Ongoing upgrades to the Portarlington ferry service and terminal.
- Spillover demand from the more expensive Queenscliff and Point Lonsdale markets.
- Development of local community infrastructure and sporting facilities.
⛔ Headwinds
- Rising insurance premiums for coastal and flood-prone properties.
- Higher interest rate environment impacting borrowing capacity for sea-changers.
- Distance from major employment hubs in Melbourne and Geelong.
🔮 5-Year Outlook
Expect steady capital appreciation as the suburb matures and the 'gap' between St Leonards and its more expensive neighbors continues to close.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
45% below regional Victorian average
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Public Order: Low
📋 What to Check Locally
Standard home security is sufficient. The primary local concern is seasonal opportunistic theft during peak holiday periods.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically related to the suburb's low-lying topography and coastal exposure.
🌊 Flood Risk
Land Subject to Inundation Overlay (LSIO) applies to properties near the Salt Lagoon and specific foreshore zones.
🔥 Bushfire Risk
Designated Bushfire Prone Area (BPA) status applies to the western and southern fringes of the township.
🏦 Insurance Impact
Expect higher premiums for waterfront properties; some insurers may have restrictive terms for LSIO-affected lots.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Land Subject to Inundation Overlay (LSIO), Significant Landscape Overlay (SLO), Vegetation Protection Overlay (VPO).
🏗️ Development Hotspots
The western growth corridor (Seachange and Bayview estates).
The Bellarine Peninsula SPP has established a permanent settlement boundary, meaning once current estates are full, new land releases will be strictly limited.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; Bus Route 60 links to Geelong; Ferry from Portarlington to Melbourne.
🛍️ Amenity & Retail
Local IGA, pharmacy, post office, and several cafes/bistros on Murradoc Rd.
🌲 Parks & Recreation
Excellent access to Edwards Point Wildlife Reserve and the foreshore trail.
🏫 Schools
St Leonards Primary School locally; secondary options in Drysdale (12km).
🏥 Healthcare
Local medical clinic available; major hospitals located in Geelong (30km).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A historically older population is being rapidly balanced by an influx of young families (30-45 age bracket) moving into new estates.
💵 Median Income
$68,500 pa
🏠 Ownership
72% owner-occupied, 28% rental/holiday home
🎂 Age Profile
Median age 52 (trending downwards)
🎓 Education
Increasing percentage of tertiary-educated professionals working remotely.
📊 Age Distribution
The shift toward a younger, permanent population is driving demand for better local amenities and school improvements.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on completing existing residential estates and upgrading coastal protection infrastructure.
📈 Positive Impacts
- Expansion of the St Leonards Boat Ramp and maritime facilities.
- Upgrades to the St Leonards Lake Reserve community space.
- Improved telecommunications infrastructure to support remote workers.
📉 Negative Impacts
- Loss of some local vegetation and 'village feel' due to estate expansion.
- Increased traffic on Murradoc Road during peak periods.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Portarlington
Position
North
Price
Slightly more expensive
Lifestyle
More hilly, direct ferry access, more retail.
Best for
Commuters and retirees.
📍Indented Head
Position
North-West
Price
Similar
Lifestyle
Quieter, fewer shops, very holiday-focused.
Best for
Those seeking total seclusion.
📍Drysdale
Position
West
Price
Similar
Lifestyle
Inland, major service hub, more schools.
Best for
Families needing proximity to services.
📍Queenscliff
Position
South
Price
Significantly more expensive
Lifestyle
Historical, high-end, very touristy.
Best for
High-net-worth buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Inverloch
VIC
7.5/10
Family-friendly coastal vibe with a mix of old and new housing.
San Remo
VIC
7.2/10
Gateway town with strong fishing heritage and recent growth.
Bribie Island
QLD
7.0/10
Calm water coastal living with a high retiree-to-family transition.
Old Bar
NSW
6.8/10
Quiet coastal town seeing an influx of sea-changers.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the peace, safety, and natural beauty, though some express concern over the pace of new development and the lack of secondary schools.
★★★★★
Community feel
It's still a place where neighbors know each other and you can walk the dog on the beach in peace.
Safety
Nature
★★★★☆
Work-life balance
The commute to Geelong is easy, and being able to walk to the pier after work is a dream.
Lifestyle
Transport
★★★☆☆
Infrastructure
Love the area but we really need more playgrounds and better bus links for when the kids get older.
Amenities
Environment
★★★★★
Peace and quiet
Perfect for retirement; the golf club and bowling club are very active and welcoming.
Social
Quiet
★★★★☆
Capital growth
The limited land supply on the Bellarine makes this a very safe long-term bet for capital growth.
Growth
Yield
★★★★☆
Seasonality
Summer is hectic but the winter trade is growing as more people move here permanently.
Business
Crowds
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties in the 'Old Town' grid for better walkability and character retention.
- Check the Section 32 carefully for Land Subject to Inundation Overlays (LSIO).
- Consider the impact of the Bellarine settlement boundary on future supply and value.
- Inspect properties during the weekend to gauge the impact of holiday traffic.
- Look for homes with elevated positions to capture bay views and mitigate flood risk.
- Evaluate the distance to the Portarlington ferry if you plan to commute to Melbourne.
❓ Questions to Ask the Agent
- Is this property affected by the Land Subject to Inundation Overlay (LSIO)?
- What are the current insurance premiums for this specific address?
- Are there any planned developments for the vacant land nearby?
- How has the property performed as a rental or short-stay in the past?
- What is the water pressure and drainage like during heavy rain?
- Are there any restrictive covenants or design guidelines for this estate?
- How far is the nearest bus stop with a direct link to Geelong?
🏷️ Seller Strategy
- Highlight energy-efficient features to appeal to the growing demographic of young professionals.
- Professional photography should emphasize the proximity to the pier and foreshore.
- Ensure any coastal maintenance (decking, salt-resistant paint) is up to date before listing.
- Position the property as a 'permanent lifestyle change' rather than just a holiday home.
- Target marketing toward Melbourne buyers looking for value compared to the Mornington Peninsula.
📣 Positioning Tips
Position the home as a sanctuary that offers a 'SeaChange' lifestyle without sacrificing modern comforts. Emphasize the community safety and the finite nature of Bellarine real estate.
💼 Investment Case
Long-term capital growth driven by land scarcity and lifestyle migration.
⚠️ Investment Risks
Lower rental yields compared to Geelong; environmental overlays affecting insurance.
📈 Action Plan
- Target 3-4 bedroom houses in newer estates for family tenants.
- Consider short-stay potential for properties within 500m of the pier.
- Budget for higher insurance premiums in flood-overlay zones.
- Monitor the City of Greater Geelong's structure plans for St Leonards.
🔑 Renter Tips
- Apply early for permanent rentals as stock is often limited.
- Be prepared for seasonal noise if living near the caravan parks or pier.
- Check NBN availability if working from home.
🏘️ What Renters Love Here
Affordable coastal living; very safe and quiet environment.
⚠️ Renter Watch-Outs
Limited public transport makes a car essential; few local late-night amenities.
🏢 Landlord Strategy
- Maintain gardens to a high standard to attract long-term family tenants.
- Consider pet-friendly policies as many coastal renters have dogs.
- Install split-system heating/cooling for year-round comfort.
📋 Compliance & Management
Ensure all gas and electrical safety checks are current as per Victorian rental laws.
🤝 Agent Insights
- Buyers are increasingly coming from Melbourne's western and inner-northern suburbs.
- The 'SeaChange' effect is still the primary driver for the $800k-$1.1m price bracket.
- Stock levels remain relatively tight compared to Geelong's growth corridors.
🎯 Marketing Angles
The 'SeaChange' lifestyle, the Portarlington Ferry connection, and the safety of a small-town community.
👤 Target Buyer Profile
Young professional families, active retirees, and holiday home seekers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood and inundation overlays via VicPlan.
✓
Check for Bushfire Prone Area (BPA) status.
✓
Review the Bellarine Peninsula Statement of Planning Policy.
✓
Confirm NBN connection type (FTTP is preferred for remote work).
✓
Assess the condition of external materials for salt-air corrosion.
✓
Check the distance to the nearest secondary school bus route.
✓
Review the City of Greater Geelong's 'St Leonards Structure Plan'.
✓
Inspect the property during high tide or after heavy rain if near the lagoon.
✓
Verify any easements on the title that might restrict future pool or shed builds.
✓
Check for any Significant Landscape Overlays that might limit tree removal.
✓
Confirm the status of the Portarlington ferry schedule for commuting.
✓
Evaluate local traffic noise if the property is on Murradoc Road.
📚 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 2026-03-05 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
