Dean Stanley
11 Melbourne Road, Williamstown, Vic 3016
$1,575,000 - $1,675,000
4 2 2
Open Saturday 27 June 11:30 am Auction Saturday 18 July 11:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Williamstown — Bunurong Country
Established as Melbourne's first port, Williamstown served as the primary gateway for the Victorian gold rush. It evolved from a rugged maritime hub into a refined residential suburb, retaining a significant collection of Victorian and Edwardian architecture.
Today, it is a high-wealth residential pocket known for its yacht clubs, botanic gardens, and a vibrant dining precinct along Nelson Place.
Overall Score
8.5
A top-tier Melbourne suburb offering a rare combination of coastal lifestyle and CBD proximity.
Aboriginal Name
Koort-boork-boork— "Clump of she-oaks"
Name Origin
Named in 1837 after King William IV, the reigning monarch at the time of the first land sales.
Established
Gazetted 1837
Maritime Hub
Home to the HMAS Castlemaine museum ship and active yacht clubs.
Botanic Gardens
One of Victoria's first botanic gardens, established in 1856.
Film Location
Frequently used as a backdrop for major Australian television and film productions.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Stable growth following a minor correction in late 2025; tightly held stock maintains value.
Amenity
9
Exceptional access to parks, beaches, and a high-end dining precinct.
Schools
9
Home to highly-ranked government and private schools, including Williamstown High.
Transport
8
Three train stations and ferry services provide excellent connectivity, though road traffic can be heavy.
Risk Profile
6
Environmental and heritage constraints require significant due diligence for buyers.
Liveability
9.5
Consistently ranked among Melbourne's most livable suburbs for families and professionals.
Demographics
9
High-income, professional demographic with a strong rate of home ownership.
Rental Demand
8
Extremely low vacancy rates driven by lifestyle appeal and school zones.
Growth Potential
7
Limited new land supply and high desirability support long-term capital appreciation.
Affordability
3
Entry prices are significantly higher than the Melbourne metropolitan median.
Crime & Safety
9
One of the safest suburbs in the western metropolitan region with low violent crime rates.
Walkability
9
Highly walkable village center and coastal trails encourage an active lifestyle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,677,000
Stable year-on-year
Median Unit
$785,000
Strong demand for 3-bedders
Vacancy Rate
0.9%
Critically undersupplied
Top School
Williamstown High
Ranked in VIC Top 100
CBD Travel
25 mins
Via Williamstown Line
Coastal Risk
Moderate
Check flood overlays
✅ Key Advantages
- Unrivaled maritime village atmosphere with stunning city skyline views.
- Highly regarded school catchment zones driving consistent family demand.
- Abundant green space including the Botanic Gardens and Jawbone Reserve.
- Tightly held market with low stock levels protecting property values.
- Excellent walkability to cafes, shops, and public transport.
⚠️ Key Watch-Outs
- Strict Heritage Overlays (HO) can significantly limit renovation and development potential.
- Increasing coastal inundation and storm surge risks for low-lying properties.
- Proximity to the Mobil refinery and industrial port zones in Williamstown North.
- High entry costs and low rental yields compared to neighboring suburbs.
- Traffic congestion on the West Gate Bridge during peak hours.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Maritime Heritage
How this suburb feels day-to-day.
🏠 Property Types
Victorian and Edwardian houses, modern townhouses, and low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$750k (units) – $5m+ (waterfront houses)
Typical entry to ceiling.
💡 Why It Matters
Williamstown offers a unique 'island' feel while being only 9km from the CBD. Its historical significance and coastal boundary create a scarcity of land that underpins its status as the premier suburb of Melbourne's west.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,677,000
$1.4m – $3.5m
🏢 Unit Median
$785,000
$550k – $1.2m
📈 Price Trend
+0.9% past 12 months
12-month movement
🔑 Weekly Rents
Houses $800pw, Units $550pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
While house prices saw a slight correction in 2024, the market has stabilized in 2026 due to extremely low inventory levels and continued demand for premium bayside assets.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% above Melbourne metro house median
Price comparison
📋 Income Ratio
10.8x annual household income
Median price ÷ median income
💳 Gross Yield
2.5% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Williamstown is an aspirational market where buyers often pay a significant premium for heritage character and school zoning.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
15 days
Avg time on market
📈 Rent Growth p.a.
+4.2%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
High-income professionals and families seeking school zone access.
💼 Investor Outlook
Yields are low, but capital growth prospects and tenant quality are among the best in the western suburbs. Scarcity of 3-bedroom units is a notable gap in the market.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+0.9%
1-Year Growth
+4.5%
3-Year Growth
+15.6%
5-Year Growth
📍 Growth Drivers
- Extremely limited new housing supply due to heritage and geographic boundaries.
- Ongoing desirability of the Williamstown High School zone.
- Completion of the West Gate Tunnel project improving regional connectivity.
- Gentrification of adjacent suburbs like Newport and Spotswood lifting local values.
⛔ Headwinds
- High interest rate environment impacting borrowing capacity for premium homes.
- Rising insurance premiums for coastal and heritage-listed properties.
- Strict council planning controls limiting value-add renovation opportunities.
🔮 5-Year Outlook
Steady capital growth is expected as the suburb remains a 'destination of choice' for affluent families moving from Melbourne's inner east and south.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
25% below metro average crime rate
Relative comparison
Risk Categories
Theft from Motor Vehicle: Medium
Residential Burglary: Low
Public Order: Low
📋 What to Check Locally
Standard urban precautions apply; most incidents are opportunistic theft from vehicles near the beach and dining precincts.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks involve stringent planning restrictions and environmental factors related to its coastal location.
🌊 Flood Risk
Significant portions of the suburb are subject to Special Building Overlays (SBO) or Land Subject to Inundation Overlays (LSIO) due to coastal surge and drainage capacity.
🔥 Bushfire Risk
Negligible risk; the suburb is fully urbanized with coastal boundaries.
🏦 Insurance Impact
Premiums for heritage homes and those in flood-prone zones are rising; buyers should obtain quotes prior to unconditional offers.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Neighborhood Residential Zone (NRZ)
🔲 Overlays
Heritage Overlay (HO), Special Building Overlay (SBO), Design and Development Overlay (DDO)
🏗️ Development Hotspots
Limited to small-scale townhouse infill and apartment redevelopments near the station.
The Heritage Overlay is the most significant constraint, often requiring planning permits even for minor external changes or painting.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Serviced by three train stations and a ferry to Southbank; bus networks connect to Altona and Footscray.
🛍️ Amenity & Retail
High-density of cafes, boutique retail, and essential services along Douglas Parade and Ferguson Street.
🌲 Parks & Recreation
Exceptional; includes Williamstown Beach, Botanic Gardens, and the Jawbone Marine Sanctuary.
🏫 Schools
Elite public and private options; Williamstown High is a major drawcard for the area.
🏥 Healthcare
Home to Williamstown Hospital, providing local emergency and elective services.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, established community with a high proportion of professional families and older residents.
💵 Median Income
$125,000 pa (household)
🏠 Ownership
74% owner-occupied
🎂 Age Profile
Median age 45
🎓 Education
High; over 40% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high rate of owner-occupation and professional income levels contribute to a stable, well-maintained neighborhood character.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure and maritime precinct upgrades rather than high-density residential growth.
📈 Positive Impacts
- Williamstown Local Port Area Plan (2024-2026) revitalizing piers and jetties.
- West Gate Tunnel Project completion improving travel times to the CBD.
- Local school facility upgrades funded in the 2025-26 State Budget.
📉 Negative Impacts
- Ongoing construction noise and traffic diversions from regional road projects.
- Limited opportunity for new modern housing due to heritage preservation.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Newport
Position
North-West
Price
20% cheaper
Lifestyle
More industrial history, larger blocks, fewer coastal views.
Best for
Young families and renovators.
📍Williamstown North
Position
North
Price
15% cheaper
Lifestyle
Closer to industrial zones, mix of 1970s and modern builds.
Best for
Tradespeople and those seeking newer homes.
📍Altona
Position
West
Price
25% cheaper
Lifestyle
More traditional beach suburb feel, flatter terrain, larger shopping hub.
Best for
Retirees and budget-conscious bayside buyers.
📍Port Melbourne
Position
East (via Ferry)
Price
10% more expensive
Lifestyle
More modern, high-density, closer to CBD action.
Best for
Young professionals and downsizers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Albert Park
VIC
9.0/10
Elite bayside heritage with strict planning controls and top-tier schools.
Port Melbourne
VIC
8.5/10
Maritime history and proximity to the city with a strong professional demographic.
Mosman
NSW
9.2/10
Prestigious harbor-side enclave with significant historical architecture.
Fremantle
WA
8.2/10
Historic port city with a strong sense of community and preserved streetscapes.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the suburb's village character and value the safe, family-oriented environment.
★★★★★
Community Feel
The sense of community and the botanic gardens make it feel like a coastal village, not a suburb 15 minutes from the city.
Community
Lifestyle
★★★☆☆
Heritage Hurdles
Buying a fixer-upper was exciting until the heritage overlays made every small change a battle with council.
Heritage
Potential
★★★★☆
Rental Demand
Properties never stay empty for long; the demand from professional families is relentless.
Demand
Yield
★★★★☆
Transport Links
The train is reliable, but the West Gate Tunnel construction has been a headache for driving.
Trains
Traffic
★★★★☆
Lifestyle Perks
Walking to the beach and the cafes on Nelson Place is a dream, even if the rent is steep.
Amenities
Cost
★★★☆☆
Industrial Noise
Love the area, but the occasional noise from the port and refinery is a reminder of its industrial roots.
Atmosphere
Noise
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Williamstown High School zone for maximum resale value.
- Always conduct a thorough heritage search to understand what can and cannot be changed.
- Check the Hobsons Bay flood maps specifically for storm surge and sea-level rise projections.
- Attend multiple auctions to gauge the local 'prestige' premium currently being paid.
- Consider 3-bedroom units or townhouses as a high-growth alternative to expensive houses.
❓ Questions to Ask the Agent
- Is this property subject to a Heritage Overlay, and are there any internal controls?
- Does the property fall within the Williamstown High School catchment zone?
- Has the property ever experienced flooding or storm surge issues?
- Are there any active planning permits or recent rejections for this address?
- What is the current insurance premium, and does it include flood cover?
- How does the proximity to the Mobil refinery affect local air quality or noise?
- What are the specific parking restrictions for residents in this street?
🏷️ Seller Strategy
- Highlight heritage features in marketing, but provide pre-approved planning permits if available.
- Target professional families from the inner-east looking for better value bayside living.
- Ensure gardens are professionally landscaped to match the suburb's 'Botanic' reputation.
- Use high-quality drone photography to showcase proximity to the water and city views.
📣 Positioning Tips
Position the property as a 'legacy asset' in a suburb where supply is finite and lifestyle is unmatched in the West.
💼 Investment Case
Capital growth and low vacancy play.
⚠️ Investment Risks
Low rental yields and high maintenance costs for older heritage homes.
📈 Action Plan
- Focus on modern townhouses with low maintenance requirements.
- Target the 'executive rental' market with high-end finishes.
- Monitor the Williamstown Local Port Area Plan for localized amenity improvements.
- Avoid low-lying areas with high insurance premiums.
🔑 Renter Tips
- Be ready to apply immediately; properties lease within days.
- Highlight stable employment and professional references.
- Consider apartments near North Williamstown station for better value.
🏘️ What Renters Love Here
Unmatched lifestyle and safety.
⚠️ Renter Watch-Outs
High rents and limited parking in older streets.
🏢 Landlord Strategy
- Maintain heritage facades to preserve property value.
- Install modern climate control to appeal to high-end tenants.
- Ensure compliance with new Victorian rental minimum standards.
📋 Compliance & Management
Strict adherence to heritage preservation and smoke alarm/gas safety checks is mandatory.
🤝 Agent Insights
- Stock is extremely tight; off-market deals are common among locals.
- The 'school zone' is the single biggest driver of price premiums.
- Buyers are increasingly wary of flood overlays; be transparent with data.
🎯 Marketing Angles
Maritime charm, elite schooling, and city-fringe coastal living.
👤 Target Buyer Profile
Affluent families, professional couples, and local downsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school zone boundaries via findmyschool.vic.gov.au.
✓
Order a detailed Heritage Report from Hobsons Bay Council.
✓
Check the Victorian Flood Map for LSIO and SBO overlays.
✓
Review the Section 32 for any unusual easements or covenants.
✓
Conduct a professional building inspection focusing on rising damp in older homes.
✓
Assess the impact of the West Gate Tunnel on your specific commute.
✓
Investigate the Williamstown Local Port Area Plan for nearby changes.
✓
Obtain multiple insurance quotes to check for 'flood loading'.
✓
Check the EPA's air quality monitoring data for the area.
✓
Confirm the status of any nearby industrial land use changes.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 hobsonsbay.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
🔗 planning.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on the latest available government and market sources as of March 2026. Buyers should conduct their own independent due diligence.
