Tony Talarico
1/46 Wilkinson Street, Tootgarook, Vic 3941
$555,000 - $595,000
2 1 1
Open Saturday 24 October 11:30 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Tootgarook โ Bunurong Country
Originally a pastoral run and limestone source, Tootgarook evolved into a popular mid-century holiday destination. The area is defined by the Tootgarook Wetland, which was historically drained for agriculture but is now recognized for its immense ecological value. Unlike the hilly terrain of the southern Peninsula, Tootgarook remained a flat, accessible coastal plain.
A mix of original fibro holiday shacks, modern coastal builds, and a growing permanent population of young families and retirees who value the suburb's quiet, walkable streets.
Overall Score
7.2
A high-quality lifestyle suburb with specific environmental risks that require careful navigation.
Aboriginal Name
Tootgarookโ "Croaking of frogs or the sound of the swamp lily"
Name Origin
Derived from the Tootgarook pastoral run established by Edward Hobson in 1838.
Established
Gazetted 1920s
Ecological Heart
Home to the 300-hectare Tootgarook Wetland, a vital habitat for endangered species.
Topography
One of the flattest suburbs on the Peninsula, making it highly walkable and bike-friendly.
Bay Access
Features a quieter stretch of Port Phillip Bay foreshore compared to Rye or Rosebud.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand as buyers are priced out of Rye and Sorrento, though high interest rates have moderated peak growth.
Amenity
6.0
Good local cafes and foreshore access, but relies on Rosebud for major retail and hospitals.
Schools
6.8
Tootgarook Primary is highly regarded; secondary options require travel to Rosebud or Dromana.
Transport
4.2
Highly car-dependent with limited bus services and no rail access.
Risk Profile
5.0
Significant flood and inundation overlays across a large percentage of the residential footprint.
Liveability
8.2
Exceptional for those seeking a quiet, flat, coastal lifestyle away from the main tourist hubs.
Demographics
6.5
Shifting from a retiree/holiday base to a younger, permanent family demographic.
Rental Demand
7.4
Strong demand for long-term rentals and high seasonal demand for short-stay accommodation.
Growth Potential
7.8
Strong long-term prospects as the 'missing link' between developed Rosebud and premium Rye.
Affordability
6.2
Offers better value per square meter than Rye, though prices have risen significantly since 2020.
Crime & Safety
8.5
Generally very safe with low violent crime rates, typical of Peninsula residential pockets.
Walkability
7.5
The flat terrain is a major advantage for elderly residents and families with prams.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$915,000
Estimated March 2026
12mo Growth
4.2%
Steady market recovery
Flood Risk
High
LSIO covers many lots
Family Ratio
68%
Increasingly permanent
Primary School
Tootgarook PS
Strong community focus
CBD Commute
75-90 min
Via Peninsula Link
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Key Advantages
- Flat topography makes the entire suburb accessible for walking and cycling.
- Generally quieter and less congested than neighboring Rye during peak summer periods.
- Strong sense of community with a well-regarded local primary school.
- Proximity to the Tootgarook Wetland provides unique birdwatching and nature walks.
- Larger block sizes compared to newer developments in nearby growth corridors.
โ ๏ธ Key Watch-Outs
- Extensive Land Subject to Inundation Overlays (LSIO) can complicate renovations and rebuilding.
- Limited public transport options; a car is essential for most daily tasks.
- Lack of a major commercial 'center' means frequent trips to Rosebud or Rye for groceries.
- Older housing stock may still be on septic systems or have outdated drainage.
- Insurance premiums can be significantly higher for properties within the flood overlay.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Coastal Village
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached houses, ranging from 1950s shacks to modern luxury builds.
Dominant dwelling stock.
๐ฐ Price Range
$820,000 – $1,850,000
Typical entry to ceiling.
๐ก Why It Matters
Tootgarook represents the last 'affordable' coastal pocket on the southern Peninsula before prices jump significantly in Rye and Blairgowrie. It is transitioning from a holiday-only destination to a primary residence hub for work-from-home professionals.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$915,000
$850k – $1.6m
๐ข Unit Median
$645,000
$580k – $750k
๐ Price Trend
+4.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $580pw, Units $450pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market saw a massive COVID-era spike followed by a correction; current prices represent a stabilized entry point for the southern Peninsula.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
12% below Melbourne metro median
Price comparison
๐ Income Ratio
8.8x average household income
Median price รท median income
๐ณ Gross Yield
3.3% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than its neighbors, Tootgarook is no longer 'cheap'. Buyers need to factor in potentially high insurance and maintenance costs related to the coastal/wetland environment.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
21 days
Avg time on market
๐ Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
๐ค Tenant Profile
Young families seeking lifestyle and retirees downsizing from Melbourne.
๐ผ Investor Outlook
Stable long-term growth. Short-stay (Airbnb) potential is high but subject to local council levies and tightening regulations.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+8.5%
3-Year Growth
+47.5%
5-Year Growth
๐ Growth Drivers
- Gentrification of older holiday shacks into permanent residences.
- Spillover demand from the increasingly expensive Rye and Blairgowrie markets.
- Improved work-from-home flexibility allowing for Peninsula living.
- Ongoing environmental protection of the wetlands, limiting future supply.
โ Headwinds
- Rising sea levels and flood risks impacting long-term land value.
- Strict council planning controls (DDOs) limiting high-density development.
- Higher cost of living and insurance on the Peninsula.
๐ฎ 5-Year Outlook
Expect moderate, steady growth. Tootgarook will likely close the price gap with Rye as its 'village' identity strengthens and local amenities improve.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Public Safety: High
Seasonal Incidents: Medium
๐ What to Check Locally
Crime is generally low, but 'opportunistic' theft increases during the summer tourist peak. Ensure holiday homes are well-secured when vacant.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary risks are environmental, specifically related to the suburb's low-lying nature and proximity to the Tootgarook Wetland.
๐ Flood Risk
High risk. Large portions of the suburb are under the Land Subject to Inundation Overlay (LSIO).
๐ฅ Bushfire Risk
Moderate risk in areas bordering the wetland vegetation; check the Bushfire Management Overlay (BMO).
๐ฆ Insurance Impact
Can be difficult or expensive to obtain full flood cover; always get an insurance quote before signing a contract.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
General Residential Zone (GRZ1)
๐ฒ Overlays
LSIO (Flood), VPO (Vegetation Protection), DDO (Design and Development)
๐๏ธ Development Hotspots
Infill development along Truemans Road and near the foreshore.
Overlays are the biggest constraint here. They dictate everything from floor heights to the type of trees you can remove.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Poor. Limited to the 788 bus; car is mandatory for commuting.
๐๏ธ Amenity & Retail
Moderate. Great local cafes (e.g., Guest Kitchen), but lacks a major supermarket.
๐ฒ Parks & Recreation
Excellent. Access to the foreshore and the unique wetland walking tracks.
๐ซ Schools
Good. Tootgarook Primary is a local highlight; secondary schools are a short drive away.
๐ฅ Healthcare
Moderate. Local clinics available, but major hospital is in Rosebud.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A transitioning community with a notable increase in professional couples and young families moving from Melbourne's inner suburbs.
๐ต Median Income
$68,500 pa
๐ Ownership
72% owner-occupied (including holiday homes), 28% rental
๐ Age Profile
Median age 46 (trending downwards)
๐ Education
Increasing percentage of tertiary-educated residents due to WFH trends.
๐ Age Distribution
The lowering median age is driving demand for better playgrounds, cafes, and school facilities.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on environmental conservation and foreshore management rather than high-density urban growth.
๐ Positive Impacts
- Tootgarook Wetland Management Plan ensuring long-term eco-tourism and preservation.
- Mornington Peninsula Shire foreshore upgrades including improved paths and seating.
- Potential for Truemans Road recreation reserve enhancements.
๐ Negative Impacts
- Strict environmental controls may limit the scope of private property development.
- Construction costs on low-lying land are increasing due to engineering requirements.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Rye
Position
West
Price
15-20% more expensive
Lifestyle
Bustling, tourist-heavy, hilly terrain.
Best for
Investors and those wanting to be in the heart of the action.
๐Rosebud
Position
East
Price
Similar to 5% cheaper
Lifestyle
Major retail hub, more suburban feel.
Best for
Families needing proximity to shops and services.
๐Fingal
Position
South
Price
Significantly more expensive
Lifestyle
Rural-residential, golf courses, hot springs.
Best for
Luxury lifestyle buyers.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Indented Head
VIC
6.8/10
Quiet, flat coastal pocket near a larger hub (Portarlington).
St Leonards
VIC
7.0/10
Transitioning from holiday shacks to permanent family homes.
Silverleaves
VIC
7.5/10
Flat, leafy, and defined by its proximity to a significant wetland/nature area.
Capel Sound
VIC
6.9/10
Neighboring suburb with similar bay access and price points.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents love the 'old school' Peninsula feel and the ability to walk to the beach without the Rye crowds. There is a strong protective sentiment regarding the wetlands.
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Family Life
It is the perfect place for my kids to grow up; they can ride their bikes everywhere because it is so flat.
Safety
Community
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Quietude
Much more peaceful than Rye in the summer, but we do have to drive into Rosebud for the big shops.
Peaceful
Distance to shops
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Affordability
We were priced out of Rye, but Tootgarook actually feels more like a real neighborhood anyway.
Value
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Maintenance
The dampness in winter can be an issue if your house isn't raised properly.
Dampness
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Nature
The wetlands are a treasure; having this much biodiversity in your backyard is rare.
Environment
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Local Amenity
The cafe scene is small but growing; we have a very loyal local following.
Vibrancy
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Always check the Section 32 for the Land Subject to Inundation Overlay (LSIO).
- Prioritize properties that have been raised or have modern drainage systems.
- Look for north-facing backyards to maximize light, as some streets can feel shaded by mature tea trees.
- Check the distance to the nearest 788 bus stop if you don't want to be 100% car-reliant.
- Investigate if the property is on town sewerage or an old septic system.
- Visit the beach at high tide to understand the local foreshore conditions.
โ Questions to Ask the Agent
- Is this property subject to the Land Subject to Inundation Overlay (LSIO)?
- What is the current insurance premium, and does it include flood cover?
- Has the house ever experienced water ingress during heavy rain events?
- Is the property connected to the reticulated sewerage system?
- Are there any specific vegetation protection overlays that prevent tree removal?
- What are the local council's plans for the nearby wetland area?
- How many of the surrounding properties are permanent residents versus holiday rentals?
- What is the minimum floor level requirement for any new extensions?
๐ท๏ธ Seller Strategy
- Highlight the 'walkability' and 'flatness' of the block in your marketing.
- Ensure any past flood mitigation work is well-documented for prospective buyers.
- Focus on the 'lifestyle' aspect—proximity to both the beach and the wetlands.
- Professional styling is essential to differentiate older shacks from modern builds.
- Target young families from Melbourne looking for a permanent sea change.
๐ฃ Positioning Tips
Position the property as a 'tranquil coastal retreat' that offers better value and more peace than the high-density holiday hubs nearby.
๐ผ Investment Case
Long-term capital growth is supported by the scarcity of land and the suburb's gentrification.
โ ๏ธ Investment Risks
High insurance costs and strict environmental overlays limiting future development potential.
๐ Action Plan
- Target 3-bedroom houses on 600sqm+ blocks.
- Ensure the property is outside the highest-risk flood zones if possible.
- Consider a minor cosmetic renovation to appeal to the permanent rental market.
- Monitor local council changes to short-stay accommodation laws.
๐ Renter Tips
- Check for adequate heating; older coastal homes can be very cold in winter.
- Ask about the history of water pooling in the yard after heavy rain.
- Look for properties with sheds if you have beach gear or bikes.
๐๏ธ What Renters Love Here
Quiet streets and easy beach access.
โ ๏ธ Renter Watch-Outs
Limited public transport and few late-night dining options.
๐ข Landlord Strategy
- Maintain gutters and drainage pits religiously due to the high water table.
- Consider long-term leases to attract the growing family demographic.
- Ensure the property meets all new Victorian rental minimum standards.
๐ Compliance & Management
Standard Victorian residential tenancies act applies; pay special attention to dampness and mould prevention.
๐ค Agent Insights
- The 'Tootgarook' brand is strengthening as a distinct alternative to Rye.
- Buyers are increasingly savvy about flood overlays; be transparent early.
- The local primary school is a major drawcard for young families.
๐ฏ Marketing Angles
The 'Flat Coastal Village'—perfect for all stages of life, from prams to retirees.
๐ค Target Buyer Profile
Young professional families and active retirees.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify flood overlay status via VicPlan.
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Obtain a formal insurance quote for the specific address.
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Check for a Bushfire Management Overlay (BMO).
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Inspect the sub-floor area for signs of dampness or historical water marking.
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Confirm sewerage connection status with South East Water.
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Review the Mornington Peninsula C219morn planning scheme amendments.
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Assess the condition of coastal weatherboards and window frames.
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Check the school catchment zone for Tootgarook Primary School.
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Walk the route from the house to the beach to test actual 'walkability'.
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Review the Section 32 for any unusual easements related to drainage.
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Check for any heritage overlays on older 'classic' holiday shacks.
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Evaluate the proximity to the Truemans Road landfill site (historical) and any monitoring requirements.
๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ mornpen.vic.gov.au
๐ mapshare.vic.gov.au
๐ abs.gov.au
๐ planning.vic.gov.au
๐ water.vic.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of March 2026. Property investment involves risk. Buyers should conduct their own independent financial, legal, and building advice. Environmental risks like flooding are subject to change based on climate data and council re-mapping.
