Connie Dragovic
1 Kangaroo Paw Court, Taylors Lakes, Vic 3038
Auction $690,000 - $740,000
3 2 2
Open Saturday 18 July 10:45 am Auction Saturday 8 August 12:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Taylors Lakes — Wurundjeri Woi-wurrung Country
Originally used for sheep grazing and agriculture, the area remained rural until the late 1960s. Significant residential development began in the 1970s and 80s as part of Melbourne's planned northwest expansion.
An aspirational family suburb characterized by large brick-veneer homes, wide boulevards, and the central Watergardens precinct which serves as the region's primary commercial anchor.
Overall Score
7.8
A high-performing family suburb with strong infrastructure and consistent demand.
Name Origin
Named after William Taylor, a Scottish settler who purchased land in the area in the 1840s and built the 'Overnewton' homestead.
Established
Gazetted 1991
Heritage
Home to the historic Overnewton Castle built in 1849.
Retail Hub
Contains Watergardens, one of Melbourne's largest regional shopping centres.
Greenery
Features the extensive Taylors Lakes Linear Park system.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady price appreciation driven by low stock levels and local upgrader activity.
Amenity
8.5
Exceptional access to retail, dining, and healthcare via the Watergardens precinct.
Schools
8.0
Strong reputation of Taylors Lakes Secondary and proximity to elite private colleges.
Transport
7.5
Excellent rail links via Watergardens Station, though road congestion is a factor.
Risk Profile
6.5
Main risks relate to aircraft noise and traffic bottlenecks on the Calder Freeway.
Liveability
8.2
High quality of life for families with large homes and abundant parkland.
Demographics
8.0
Stable population of high-income professionals and established families.
Rental Demand
7.0
Consistent demand for 4-bedroom family homes with low vacancy rates.
Growth Potential
6.8
Limited new land supply supports long-term value retention in established pockets.
Affordability
6.0
Priced as a premium northwest suburb, making it less accessible for first home buyers.
Crime & Safety
7.0
Generally safe, with localized incidents typical of major retail hubs.
Walkability
5.5
Pockets near the station are walkable, but most of the suburb is car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$955,000
Reflecting 2025-26 market data
To CBD
22km
Approx 35-40 mins by train
Family Ratio
82%
High concentration of households with children
Airport Dist
12km
Proximity brings both jobs and noise
Open Space
14%
Percentage of suburb dedicated to parks
5yr Growth
24.5%
Cumulative capital growth
✅ Key Advantages
- Large residential allotments typically ranging from 600sqm to 800sqm.
- Exceptional retail amenity with Watergardens Shopping Centre within the suburb.
- Strong public transport connectivity via the Sunbury rail line.
- High-quality secondary education options including Taylors Lakes Secondary College.
- Established streetscapes with mature trees and well-maintained public parks.
⚠️ Key Watch-Outs
- Significant aircraft noise under the Melbourne Airport flight paths.
- Heavy traffic congestion on the Calder Freeway and Melton Highway during peak hours.
- Limited architectural diversity with many homes requiring internal modernization.
- Higher entry price point compared to neighboring Sydenham or Hillside.
- Risk of over-capitalization on renovations in non-premium pockets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached houses, with an increasing number of modern townhouses near the station.
Dominant dwelling stock.
💰 Price Range
$780k – $1.65m
Typical entry to ceiling.
💡 Why It Matters
Taylors Lakes represents the 'aspirational' move for residents in Melbourne's northwest. It offers a suburban lifestyle with 'big city' amenities, making it highly resilient during market downturns.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$955,000
$850k – $1.45m
🏢 Unit Median
$565,000
$490k – $650k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $480pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, with premium lakeside properties continuing to command significant premiums over standard blocks.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro house 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 more affordable than the inner-west, Taylors Lakes is a premium market for the Brimbank LGA, requiring a substantial deposit for standard family homes.
🔥 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
Established families and professional couples working in the airport precinct or CBD.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates make it a safe 'buy and hold' location, though yields are lower than in high-density areas.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+24.5% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Metro Tunnel increasing Sunbury line frequency.
- Ongoing expansion of the Watergardens commercial and employment precinct.
- Scarcity of large, established blocks in the northwest corridor.
- Upgrader demand from neighboring suburbs like St Albans and Keilor Downs.
⛔ Headwinds
- Interest rate sensitivity among middle-income family buyers.
- Potential impact of the Melbourne Airport Third Runway on noise contours.
- Competition from newer master-planned estates further west in Fraser Rise.
🔮 5-Year Outlook
Expect moderate, steady growth outperforming the broader northwest as the suburb transitions from 'middle-ring' to 'inner-middle' status due to infrastructure maturity.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Crime rates are consistent with Melbourne's outer-suburban average.
Relative comparison
Risk Categories
Property Crime: Medium
Traffic Incidents: Medium
Personal Safety: Low
📋 What to Check Locally
Check local police statistics for the area surrounding Watergardens Station, which can see higher rates of opportunistic theft.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary environmental risk is noise pollution from the airport, while financial risk is tied to the suburb's reliance on car transport and fuel costs.
🌊 Flood Risk
Low risk; minor localized ponding near Taylors Creek during extreme events.
🔥 Bushfire Risk
Negligible risk due to established urban nature.
🏦 Insurance Impact
Standard premiums apply; check for specific aircraft noise clauses in some policies.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone - Schedule 1 (GRZ1)
🔲 Overlays
Airport Environs Overlay (AEO), Land Subject to Inundation Overlay (LSIO) near creek.
🏗️ Development Hotspots
Infill townhouse developments surrounding the Watergardens railway station.
Zoning protects the low-density family character of the suburb, making large blocks highly desirable for long-term land banking.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Served by Watergardens Station (Sunbury Line) and multiple bus routes connecting to Moonee Ponds.
🛍️ Amenity & Retail
Elite level retail access with cinemas, supermarkets, and department stores within walking distance for some.
🌲 Parks & Recreation
Excellent trail networks along Taylors Creek and multiple sporting reserves.
🏫 Schools
Highly regarded public schools and proximity to Overnewton Anglican Community College.
🏥 Healthcare
Close to Sunshine Hospital and numerous local medical clinics within the Watergardens precinct.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A multicultural, middle-to-high income demographic with a high proportion of multi-generational households.
💵 Median Income
$98,500 pa per household
🏠 Ownership
84% owner-occupied or purchasing
🎂 Age Profile
Median age 39
🎓 Education
High vocational and tertiary completion rates compared to LGA average.
📊 Age Distribution
High owner-occupancy rates typically lead to better property maintenance and stronger community cohesion.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on transport efficiency and retail modernization.
📈 Positive Impacts
- Sunbury Line Upgrade increasing train capacity and frequency.
- Calder Freeway interchange improvements to reduce peak-hour bottlenecks.
- Watergardens 'The Marketplace' food precinct redevelopment.
📉 Negative Impacts
- Construction noise and detours during freeway upgrades.
- Potential for increased density near the station impacting local traffic.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Keilor
Position
East
Price
20-30% more expensive
Lifestyle
More prestigious, larger 'acreage' style lots, no train station.
Best for
High-net-worth families seeking semi-rural feel.
📍Sydenham
Position
West
Price
15% cheaper
Lifestyle
Smaller blocks, more high-density housing near the station.
Best for
First home buyers and budget-conscious families.
📍Hillside
Position
Northwest
Price
Similar
Lifestyle
Newer housing stock but further from the train station.
Best for
Families wanting modern builds without the Keilor price tag.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Wheelers Hill
VIC
8.1/10
Both are established, family-centric suburbs with significant elevation and large brick homes.
Greenvale
VIC
7.5/10
Similar distance from CBD and proximity to the airport with large family allotments.
Baulkham Hills
NSW
8.0/10
Aspirational family demographic with strong school focus and regional shopping hub.
Carindale
QLD
8.2/10
Dominant regional shopping centre and high owner-occupancy by established families.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, 'leafy' feel, and the convenience of having everything at their doorstep, though traffic is a common complaint.
★★★★★
Family Environment
We moved here for the schools and stayed for the parks. It's a very safe place to raise kids.
Safety
Community
★★★★☆
Transport
The train is great, but the Calder Freeway is a nightmare after 7:30 AM. You need to time your run.
Train Access
Traffic
★★★★☆
Amenity
Having Watergardens so close is a lifesaver. I rarely have to leave the suburb for shopping or dining.
Retail
Convenience
★★★☆☆
Noise
The planes can be loud in the evenings depending on the wind. You get used to it, but it's there.
Aircraft Noise
★★★★★
Property Value
The blocks here are huge compared to the new estates. It feels like a real backyard for the dog.
Block Size
★★★★☆
Growth
I've seen the area change so much. It's becoming much more modern and diverse.
Development
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes in the 'Golden Triangle' near the lakes for the best capital growth.
- Check the specific Aircraft Noise (AEO) overlay for any property you are considering.
- Look for original 80s homes that have 'good bones' but need cosmetic updates to build equity.
- Verify school zone boundaries as they are strictly enforced for Taylors Lakes Secondary.
- Inspect the condition of terracotta roof tiles, common in the area, which may need re-pointing.
❓ Questions to Ask the Agent
- Is this property located directly under a primary flight path?
- Has the home been tested for asbestos, given its construction era?
- What are the specific school zones for this address this year?
- Are there any easements on this large block that would prevent a pool or extension?
- How old is the ducted heating and cooling system?
- What is the current internet connectivity (NBN) type for this street?
- Have there been any recent structural reports on the retaining walls (if applicable)?
🏷️ Seller Strategy
- Focus on outdoor entertaining areas; buyers in this suburb value large backyards.
- Highlight proximity to Watergardens Station in all marketing materials.
- Professional staging is essential to compete with modern builds in nearby Hillside.
- Address any visible signs of '80s datedness' like brass fixtures or old carpets before listing.
- Ensure gardens are manicured to match the suburb's 'leafy' reputation.
📣 Positioning Tips
Position the property as a 'forever home' in a stable, high-amenity precinct. Emphasize the land size and the lifestyle benefits of the nearby parklands and retail hub.
💼 Investment Case
Low-risk, long-term capital growth play with high tenant stability.
⚠️ Investment Risks
Low rental yields and potential maintenance costs on older 1980s plumbing/roofing.
📈 Action Plan
- Target 3-4 bedroom houses within 1.5km of the station.
- Budget for a kitchen/bathroom refresh to maximize rental return.
- Ensure the property has a double garage, as this is a non-negotiable for local tenants.
- Screen for long-term family tenants to minimize turnover costs.
🔑 Renter Tips
- Be ready with applications; 4-bedroom homes lease very quickly.
- Check for split-system cooling as older homes may only have evaporative cooling.
- Ask about gardening maintenance responsibilities for large blocks.
🏘️ What Renters Love Here
Access to great schools and massive retail variety.
⚠️ Renter Watch-Outs
High utility costs for heating/cooling large, older homes.
🏢 Landlord Strategy
- Install energy-efficient heating/cooling to attract higher-quality tenants.
- Maintain the garden to preserve the property's street appeal and value.
- Regularly inspect fences on large allotments.
📋 Compliance & Management
Ensure all smoke alarms and gas appliances meet the 2021 Victorian rental standards.
🤝 Agent Insights
- Stock levels remain tight as families tend to hold properties for 15+ years.
- The 'lakes' precinct commands a 10-15% premium over the rest of the suburb.
- Buyers are increasingly wary of flight path noise; be transparent with noise data.
🎯 Marketing Angles
The '15-minute suburb' where work, school, and shopping are all within reach.
👤 Target Buyer Profile
Local upgraders from St Albans/Keilor Downs and professional families relocating from the inner-west.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check the Victorian Heritage Database for any local significance.
✓
Review the Section 32 for any unusual covenants or caveats.
✓
Conduct a professional building and pest inspection focusing on slab heave.
✓
Visit the property at different times of day to assess aircraft noise levels.
✓
Verify the exact walking distance to Watergardens Station.
✓
Check the Brimbank Council planning portal for nearby development applications.
✓
Assess the condition of the driveway and any large trees near the house foundation.
✓
Confirm the property is not in a designated bushfire prone area.
✓
Review the Land Subject to Inundation Overlay if near Taylors Creek.
✓
Check for any outstanding council rates or water charges.
📚 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 2026-03-13. While all care has been taken to ensure accuracy, this information is general in nature and does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before purchasing.
