Adrian Kay
11 Carisbrook Court, Taylors Hill, Vic 3037
$880,000 - $920,000
4 2 7
Open Saturday 6 June 2:30 pm Auction Saturday 4 July 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Taylors Hill — Wurundjeri Country
Originally part of the vast agricultural plains of the Keilor region, Taylors Hill was developed in the late 1990s as a master-planned residential community. It was designed to offer a higher standard of suburban living compared to the older, more industrialised parts of Melbourne's west.
The suburb is now a fully established residential area known for large, multi-car-garage family homes, manicured parklands, and a quiet, safe atmosphere.
Overall Score
7.8
A strong performer for families seeking stability and space over rapid capital gains.
Name Origin
Named after the Taylor family, who were prominent early settlers and pastoralists in the Keilor and Sydenham districts.
Established
Gazetted 1998
Green Space
Over 10% of the suburb is dedicated to parks and reserves.
Demographics
One of the highest concentrations of couple-with-children households in the City of Melton.
Housing Stock
Predominantly detached 4-bedroom homes built between 2000 and 2015.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand with low stock turnover as families tend to hold properties long-term.
Amenity
7.5
Well-served by local shopping villages and proximity to Watergardens Town Centre.
Schools
8.5
Excellent access to highly-regarded primary schools and nearby private colleges.
Transport
4.5
Poor rail connectivity; residents are heavily dependent on cars and local bus feeders.
Risk Profile
8.5
Low risk of significant price volatility due to high owner-occupier rates.
Liveability
8.2
High quality of life with quiet streets, modern infrastructure, and ample recreation.
Demographics
8.8
Affluent family profile with stable employment and high household income.
Rental Demand
7.2
Consistent demand for large family homes, though yields are compressed by high entry prices.
Growth Potential
6.8
Moderate; the suburb is largely built out, shifting value to land scarcity and renovations.
Affordability
5.5
Relatively expensive for the outer west, reflecting its 'premium' status.
Crime & Safety
7.8
Generally safer than neighbouring suburbs like Melton or St Albans.
Walkability
4.2
Low; most errands require a vehicle due to the expansive suburban layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,085,000
Reflecting premium family stock
12mo Growth
4.2%
Steady suburban appreciation
Ownership
88%
High owner-occupier rate
Top School
Taylors Hill Primary
Highly sought after locally
Nearest Rail
4.2km
Watergardens Station
Retail Hub
Watervale
Convenient local shopping
✅ Key Advantages
- Exceptionally quiet and safe residential environment for children.
- Generous block sizes compared to newer developments in nearby growth corridors.
- Strong community feel with well-maintained public gardens and playgrounds.
- Proximity to high-quality education options including Southern Cross Grammar.
- Consistent property values driven by high demand from second-home buyers.
⚠️ Key Watch-Outs
- Heavy reliance on the Melton Highway which suffers from peak-hour bottlenecks.
- Limited nightlife or diverse dining options within the suburb itself.
- Higher entry price point compared to adjacent suburbs like Fraser Rise.
- Lack of a local train station necessitates a drive or bus to Watergardens.
- Potential for reactive clay soil issues common in Melbourne's western volcanic plains.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Almost exclusively large detached houses with some modern townhouses.
Dominant dwelling stock.
💰 Price Range
$850k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
Taylors Hill represents the 'aspirational' move for families in the west. It offers a more polished aesthetic and better-perceived safety than its older neighbours, making it a defensive asset in a cooling market.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,085,000
$920k – $1.55m
🏢 Unit Median
$645,000
$580k – $710k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $510pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high house-to-unit ratio ensures that land value remains the primary driver of wealth, protecting against the oversupply issues seen in high-density apartment markets.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro median
Price comparison
📋 Income Ratio
7.8x annual household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the inner east, it is one of the most expensive pockets in the City of Melton, requiring a dual-income household for comfortable servicing.
🔥 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
High
👤 Tenant Profile
Professional families and multi-generational households seeking space.
💼 Investor Outlook
Low yields but high capital stability. Investors should target 4-bedroom homes near the primary schools to ensure zero vacancy.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+15.4% cumulative
3-Year Growth
+22.6% cumulative
5-Year Growth
📍 Growth Drivers
- Limited remaining vacant land within the suburb boundaries.
- Continued infrastructure spend in the Melton-Wyndham growth corridor.
- Gentrification of neighbouring Sydenham and Caroline Springs.
- High demand for 'work from home' friendly floorplans with multiple living areas.
⛔ Headwinds
- Rising interest rates impacting the borrowing capacity of the middle-market buyer.
- Competition from newer, cheaper house-and-land packages in Fraser Rise.
- Infrastructure lag in public transport improvements.
🔮 5-Year Outlook
Expect moderate, steady growth aligned with inflation and local wage increases. It will remain a 'destination' suburb for the west, ensuring it outperforms the broader Melton region.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Violent Crime: Low
Public Order: Low
📋 What to Check Locally
Check local police statistics for residential burglaries, which occasionally spike in affluent pockets of the west. Standard home security is recommended.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are macroeconomic (interest rate sensitivity) and logistical (traffic congestion). Environmental risks are low.
🌊 Flood Risk
Very low risk; suburb is located on elevated basalt plains with modern drainage.
🔥 Bushfire Risk
Low risk; however, properties bordering the northern grasslands should maintain defensible space.
🏦 Insurance Impact
Standard residential premiums apply with no significant 'high-risk' loadings.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ1)
🔲 Overlays
Development Contributions Plan Overlay (DCPO)
🏗️ Development Hotspots
Very limited; mostly small-scale townhouse infill near shopping precincts.
Strict zoning and a lack of large development sites protect the low-density character and prevent oversupply.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; bus routes 460 and 461 provide links to Watergardens Station.
🛍️ Amenity & Retail
Excellent local shops at Watervale and Taylors Hill Village; major retail 5 mins away.
🌲 Parks & Recreation
Abundant; includes Taylors Hill Recreation Reserve and numerous linear parkways.
🏫 Schools
Strong; Taylors Hill Primary and Gorton Primary are highly regarded.
🏥 Healthcare
Good; proximity to Sunshine Hospital and numerous local GP clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A prosperous, multicultural community dominated by established families and high rates of home ownership.
💵 Median Income
$108,500 pa
🏠 Ownership
44% owned outright, 44% owned with a mortgage
🎂 Age Profile
Median age 35
🎓 Education
High percentage of vocational and tertiary qualified residents.
📊 Age Distribution
The high mortgage-holding and owner-occupier percentage suggests a community that is invested in the long-term maintenance and safety of the suburb.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Most major development is occurring in adjacent Fraser Rise, which brings new amenities but also increased traffic.
📈 Positive Impacts
- New secondary school capacity in the catchment area.
- Upgrades to the Melton Highway intersections.
- Expansion of local community centres and sporting facilities.
📉 Negative Impacts
- Increased transit times due to population growth in the outer west.
- Construction noise and dust from nearby growth fronts.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Caroline Springs
Position
South
Price
Similar
Lifestyle
More lakeside dining and higher density.
Best for
Social families and downsizers.
📍Fraser Rise
Position
West
Price
20% cheaper
Lifestyle
Newer, less established, smaller blocks.
Best for
First home buyers.
📍Sydenham
Position
East
Price
15% cheaper
Lifestyle
Older housing, better transport (train station).
Best for
Commuters and budget-conscious families.
📍Hillside
Position
North
Price
Similar
Lifestyle
More varied topography, older stock.
Best for
Buyers seeking larger, older homes.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Lysterfield
VIC
8.0/10
Both offer premium family living on the metro fringe with high owner-occupancy.
Point Cook
VIC
7.5/10
Master-planned western suburb with similar family demographics and transport challenges.
Greenvale
VIC
7.9/10
High-end residential feel in the outer north with similar price points and block sizes.
The Ponds
NSW
8.2/10
A master-planned family hub with high school rankings and modern housing stock.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its safety, wide streets, and 'prestige' feel compared to other western suburbs, though many lament the morning commute.
★★★★★
Family Safety
I've raised three kids here and never felt unsafe. The parks are world-class and the neighbours actually look out for each other.
Safety
Community
★★★☆☆
Traffic
The suburb is beautiful, but the Melton Highway is a nightmare. It can take 20 minutes just to get to the freeway entrance.
Aesthetics
Traffic
★★★★☆
Value for Money
We paid more to be in Taylors Hill rather than Fraser Rise, but the block size and street appeal made it worth the extra $150k.
Land Size
Price
★★★★★
Education
The primary schools here are fantastic. Getting into Taylors Hill Primary was our main reason for moving here.
Schools
★★★★☆
Quietude
It's very peaceful at night. No hoons or loud parties like you get in some of the newer estates nearby.
Noise
★★★☆☆
Public Transport
If you don't drive, don't live here. The buses are infrequent and it's a long walk to anything useful.
Transport
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within walking distance of Taylors Hill Primary to maximize resale value.
- Inspect the quality of the render on early 2000s builds; look for cracking or delamination.
- Check for 'slab heave' which can occur in the reactive clay soils of the west.
- Negotiate harder on properties with original 20-year-old kitchens and bathrooms.
- Look for homes with side-access for caravans or boats, a high-demand feature in this suburb.
❓ Questions to Ask the Agent
- Is the property within the specific catchment for Taylors Hill Primary School?
- Are there any known issues with reactive clay or slab movement in this street?
- Can you provide the council-approved plans for the outdoor pergola/decking?
- What is the percentage of owner-occupiers in this immediate street?
- Has the roof been restored or the HVAC system updated in the last 5 years?
- Are there any planned developments for the vacant land on the suburb fringes?
- What are the typical peak-hour transit times to the Calder Freeway from here?
- Is there any history of flooding or drainage issues in the backyard?
🏷️ Seller Strategy
- Highlight the 'owner-occupier' streetscape in your marketing materials.
- Professional landscaping is essential; curb appeal is a major driver of the Taylors Hill premium.
- Ensure all alfresco areas and sheds have council permits, as buyers here are diligent.
- Position the home as a 'forever family home' rather than an investment.
- Declutter the multi-car garages to emphasize the space and storage.
📣 Positioning Tips
Position the property as a 'prestige family upgrade'. Focus on the security, the quality of the local schools, and the superior land size compared to new-build estates.
💼 Investment Case
A defensive play for long-term capital stability rather than high yield.
⚠️ Investment Risks
Low rental yields and high maintenance costs on larger, older homes.
📈 Action Plan
- Target 4-bedroom, 2-bathroom homes with double garages.
- Avoid the very small townhouse pockets; stick to detached houses.
- Ensure the property is within the catchment for Taylors Hill Primary.
- Budget for higher-than-average garden maintenance to keep the 'premium' look.
🔑 Renter Tips
- Apply early; family homes in this suburb are highly contested.
- Check the proximity to bus stops if you rely on public transport.
- Be prepared for strict garden maintenance clauses in your lease.
🏘️ What Renters Love Here
Extremely safe and quiet for families with children.
⚠️ Renter Watch-Outs
Very limited rental stock and high weekly rents for the area.
🏢 Landlord Strategy
- Allow pets to increase your tenant pool, as most families here have them.
- Install high-quality heating and cooling systems to attract long-term tenants.
- Provide a gardener service to protect your landscaping investment.
📋 Compliance & Management
Ensure all smoke alarms and gas safety checks are up to date as per VIC 2021 regulations.
🤝 Agent Insights
- The market is driven by local upgrades from Sydenham and St Albans.
- Stock levels remain low because families stay for 10-15 years.
- School catchments are the #1 question asked at open inspections.
🎯 Marketing Angles
The 'Toorak of the West' angle works well for the higher-end streets near the parklands.
👤 Target Buyer Profile
Established dual-income families with 2-3 school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment zones via findmyschool.vic.gov.au.
✓
Order a comprehensive building and pest inspection focusing on slab integrity.
✓
Check the Section 32 for any restrictive covenants regarding building materials.
✓
Review the City of Melton's future transport plan for Melton Highway upgrades.
✓
Inspect the property during peak hour to assess noise and traffic levels.
✓
Confirm all external structures (sheds, carports) are council-approved.
✓
Check for any easements that may restrict future pool installation.
✓
Assess the condition of the boundary fencing, which can be costly on large blocks.
✓
Verify the age and efficiency of the hot water and climate control systems.
✓
Check local crime maps for recent activity in the specific street.
✓
Review the Dial Before You Dig report for underground assets.
✓
Confirm the NBN connection type (FTTP is preferred for home offices).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 melton.vic.gov.au
🔗 abs.gov.au
🔗 mapshare.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 vicroads.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 financial counsel before purchasing property.
