Dom Zampaglione
2/46 Broadmeadows Road, Tullamarine, Vic 3043
Auction | $660k - $690k
3 2 1
Open Thursday 25 June 6:15 pm Auction Saturday 11 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Tullamarine — Wurundjeri Woi-wurrung Country
Originally a farming district known for hay and cattle, the area transformed significantly with the opening of Melbourne Airport in 1970. Residential development peaked in the 1970s and 80s to house airport and industrial workers.
A mix of established residential pockets, light industrial zones, and major transport infrastructure catering to families and logistics professionals.
Overall Score
6.4
A balanced suburb offering value for money but compromised by environmental noise and lack of rail.
Aboriginal Name
Tullamareena— "Named after a significant Wurundjeri man known for his resistance and escape from early colonial custody."
Name Origin
Derived from the name of Tullamareena, an Aboriginal man of the Wurundjeri people.
Established
Gazetted 1927
Airport Proximity
Home to Melbourne's primary international gateway.
Connectivity
Major junction of the Tullamarine Fwy and Western Ring Road.
Green Space
Bordered by the Moonee Ponds Creek trail.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5.8
Steady demand from first home buyers and investors seeking yield stability.
Amenity
6.2
Good access to major shopping at Westfield Airport West and local retail strips.
Schools
5.5
Local primary options are adequate, but secondary options often require travel to neighboring suburbs.
Transport
5.0
Excellent for drivers via major freeways, but poor public transport with no train station.
Risk Profile
4.2
High risk regarding aircraft noise overlays (ANEF) which can restrict development and impact resale.
Liveability
6.5
Strong community feel in established pockets, though industrial borders reduce aesthetic appeal.
Demographics
6.0
Diverse population with a high concentration of transport, postal, and warehousing workers.
Rental Demand
8.2
Very high due to the massive employment hub at the adjacent airport.
Growth Potential
6.7
Supported by infrastructure projects, though capped by noise-related building restrictions.
Affordability
7.5
Remains one of the more accessible entry points within 20km of the Melbourne CBD.
Crime & Safety
6.3
Crime rates are generally in line with or slightly below the North-West Melbourne average.
Walkability
4.5
Low walkability; most errands require a vehicle due to the suburb's sprawling layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$805,000
Steady 4% annual growth
Median Unit
$545,000
Popular with investors
Gross Yield
4.1%
Above Melbourne average
Family Ratio
68%
Predominantly households
Noise Level
High
Under major flight paths
Employment
Airport Hub
20,000+ local jobs
✅ Key Advantages
- High rental yield potential driven by airport worker demand
- Excellent freeway access to CBD and regional Victoria
- Relatively affordable entry point for detached housing
- Proximity to major retail hubs like Westfield Airport West
- Large block sizes in established residential pockets
⚠️ Key Watch-Outs
- Significant aircraft noise impacts daily living and sleep
- Lack of heavy rail or tram access within the suburb itself
- Limited secondary school options within the immediate boundary
- Industrial interfaces can lead to heavy truck traffic on local roads
- Strict planning overlays (ANEF) limit renovation and subdivision potential
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Industrial Residential
How this suburb feels day-to-day.
🏠 Property Types
Primarily 1970s brick veneer houses and modern townhouse infills.
Dominant dwelling stock.
💰 Price Range
$520k – $950k
Typical entry to ceiling.
💡 Why It Matters
Tullamarine serves as a critical 'blue-collar' engine room for Melbourne. For buyers, it represents a trade-off between logistical convenience and environmental noise, making it a niche but resilient market.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$805,000
$720k – $950k
🏢 Unit Median
$545,000
$480k – $620k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have shown resilience due to the lack of new land supply and the constant demand from the airport's workforce, though growth lags behind noise-free neighbors.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
14% below Melbourne metro house median
Price comparison
📋 Income Ratio
7.8x annual household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Tullamarine remains accessible for middle-income earners, though the cost of required soundproofing for renovations can add significant hidden expenses.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Airport staff, logistics workers, and young families seeking value.
💼 Investor Outlook
Strong. The constant churn of airport staff ensures low vacancy rates. Capital growth is moderate, but cash flow is typically superior to inner-city suburbs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+24.8% cumulative
5-Year Growth
📍 Growth Drivers
- Melbourne Airport Third Runway construction and expansion
- Ongoing industrial and logistics park developments nearby
- Gentrification of neighboring Airport West spilling over
- Limited supply of new residential land in the immediate area
⛔ Headwinds
- Increased flight frequency reducing residential appeal
- Rising interest rates impacting the highly geared first-home buyer segment
- Lack of planned rail infrastructure (Airport Rail Link delays)
🔮 5-Year Outlook
Expect steady, moderate growth. Tullamarine will likely track slightly below the Melbourne average for capital gains but remain a top performer for rental yield and occupancy.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.5
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Traffic Offenses: High
Violent Crime: Low
📋 What to Check Locally
Check specific street lighting and proximity to industrial zones which can be deserted at night.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and regulatory, centered around the airport's operations and noise overlays.
🌊 Flood Risk
Low risk; some localized flash flooding near Moonee Ponds Creek catchments.
🔥 Bushfire Risk
Negligible risk for the residential core.
🏦 Insurance Impact
Standard premiums apply, though some insurers may query specific noise-related building materials.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential Zone (GRZ1)
🔲 Overlays
ANEF (Aircraft Noise Exposure Forecast), MAEO (Melbourne Airport Environs Overlay)
🏗️ Development Hotspots
Infill townhouse developments along Melrose Drive and near the primary school.
The MAEO overlay is critical; it can mandate specific construction standards (AS2021) and limit the density of new dwellings.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Highly dependent on cars; bus network connects to Essendon/Broadmeadows.
🛍️ Amenity & Retail
Excellent shopping nearby; local cafes are limited but improving.
🌲 Parks & Recreation
Tullamarine Reserve and various pocket parks provide decent outdoor space.
🏫 Schools
Tullamarine Primary is well-regarded; secondary students often travel to Gladstone Park.
🏥 Healthcare
Good access to local GPs; close to Northern Hospital and Royal Melbourne.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A hardworking, multicultural community with a strong base of long-term residents and young families.
💵 Median Income
$78,500 pa
🏠 Ownership
38% owner-occupied, 32% owned with mortgage, 30% renting
🎂 Age Profile
Median age 36
🎓 Education
High percentage of vocational and trade qualifications.
📊 Age Distribution
The high percentage of airport-linked employment provides a unique economic buffer for the suburb.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Dominated by the Melbourne Airport Master Plan and surrounding commercial logistics hubs.
📈 Positive Impacts
- Job creation from the Third Runway project
- Upgrades to the Sunbury Road and Bulla Road interchanges
- Expansion of the Melbourne Airport Business Park
📉 Negative Impacts
- Increased noise pollution from new flight paths
- Construction-related traffic congestion on the Tullamarine Fwy
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Airport West
Position
South
Price
20% more expensive
Lifestyle
More urban, has tram access and better cafes.
Best for
Young professionals wanting better CBD access.
📍Gladstone Park
Position
North
Price
Similar pricing
Lifestyle
More established 'family' feel with better school catchments.
Best for
Families prioritizing education.
📍Gowanbrae
Position
East
Price
10% more expensive
Lifestyle
Modern, isolated hilltop estate with no shops.
Best for
Buyers seeking newer homes and quiet streets.
📍Keilor Park
Position
West
Price
5% more expensive
Lifestyle
Smaller residential pocket, very close to industrial zones.
Best for
Local workers wanting to stay very close to industry.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Jacana
VIC
6.1/10
Affordable northern pocket with similar 1970s housing stock and transport reliance.
Kealba
VIC
6.3/10
Industrial fringe suburb with strong family demographics and similar price points.
Mascot
NSW
7.2/10
Primary airport-adjacent suburb with high rental demand from aviation workers.
Pinkenba
QLD
5.5/10
Heavy airport and industrial influence on residential livability.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and affordability but frequently express frustration with aircraft noise and traffic.
★★★★☆
Convenience
I work at the airport, so I can be at my desk in 10 minutes. You get used to the planes, but the freeway traffic is the real headache.
Work proximity
Traffic
★★★☆☆
Noise issues
We bought here because it was the only place we could afford a house with a backyard. The noise is tough during the night flights.
Affordability
Aircraft noise
★★★★★
Investment returns
Never had a vacancy longer than a week. There's always a pilot or a baggage handler looking for a place.
Rental yield
Low vacancy
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Check the ANEF noise contour maps before making an offer.
- Prioritize homes with existing double glazing and high-quality insulation.
- Look for properties on the southern side of the suburb for slightly less noise impact.
- Negotiate hard on properties with older, un-renovated interiors.
- Verify if the property is under a Melbourne Airport Environs Overlay (MAEO).
❓ Questions to Ask the Agent
- Is this property within the ANEF 25 or 30 noise contours?
- What specific soundproofing measures have been installed in this home?
- Are there any planned changes to flight paths that will affect this street?
- Has the property ever had issues with reactive clay soil or foundation movement?
- What is the current zoning, and does the MAEO overlay restrict further subdivision?
- How many airport employees currently live in this immediate street?
🏷️ Seller Strategy
- Highlight any soundproofing upgrades in your marketing materials.
- Ensure the garden is well-maintained to offset the 'industrial' feel of the area.
- Target airport employees through localized social media advertising.
- Be realistic about the price impact of being directly under a flight path.
- Provide a clear building and pest report to speed up the sale process.
📣 Positioning Tips
Position the property as a 'strategic lifestyle choice' for airport professionals or a 'high-yield asset' for savvy investors.
💼 Investment Case
Tullamarine is a yield play, not a high-capital-growth play.
⚠️ Investment Risks
Changes to flight paths could decrease the desirability of specific streets.
📈 Action Plan
- Focus on 3-bedroom houses with low-maintenance yards.
- Target properties within walking distance of the bus routes to the airport.
- Budget for high-quality air conditioning to allow tenants to keep windows closed.
- Monitor the progress of the Airport Third Runway environmental impact statements.
🔑 Renter Tips
- Visit the property at night to gauge the noise of late-night freight flights.
- Check the bus schedules if you don't have a car; they can be infrequent.
- Look for newer townhouses which usually have better insulation.
🏘️ What Renters Love Here
Very close to a major employment hub and decent shopping.
⚠️ Renter Watch-Outs
Noise can be a major issue for light sleepers or those working from home.
🏢 Landlord Strategy
- Offer long-term leases to airport staff for stability.
- Ensure all heating and cooling systems are highly efficient.
- Maintain the exterior appearance to stay competitive with newer townhouses.
📋 Compliance & Management
Ensure all properties meet the minimum Victoria rental standards, specifically regarding weatherproofing and insulation.
🤝 Agent Insights
- The market is split between long-term locals and transient airport workers.
- Stock levels are typically low, keeping prices stable even in downturns.
🎯 Marketing Angles
Focus on 'Minutes to the Terminal' and 'Unbeatable Freeway Access'.
👤 Target Buyer Profile
Airport employees, logistics managers, and yield-focused investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Melbourne Airport Master Plan 2022 (and any 2026 updates).
✓
Check the VicPlan website for specific MAEO and ANEF overlays.
✓
Conduct a noise test during peak flight times (early morning/late evening).
✓
Inspect the roof cavity for adequate insulation levels.
✓
Verify the presence of asbestos in 1970s-era building materials.
✓
Check the Hume City Council planning portal for nearby industrial developments.
✓
Confirm the school catchment zone for Gladstone Park Secondary College.
✓
Review the Section 32 for any unusual easements or airport-related covenants.
✓
Assess the condition of the driveway and foundations for cracks.
✓
Evaluate the proximity to the nearest bus stop and frequency of service.
📚 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. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
