Murrumbeena Property Market Overview (2026)
Murrumbeena sits in the affordable outer-suburban market. This is value territory. Prices are lower than inner Melbourne because the suburb is still developing its amenity base, but growth corridors tend to appreciate as infrastructure catches up.
Price Estimates
| Property Type | Estimated Median | Monthly Mortgage (est.)* |
|---|---|---|
| House | $550K–$850K | $2,200–$3,400 |
| Unit/Apartment | $350K–$500K | $2,000–$3,000 |
Estimates based on Murrumbeena’s market positioning. Mortgage estimates assume 20% deposit, 6.5% variable rate, 30-year term. For current sales data, check REIV or Domain.
What Drives Property Value in Murrumbeena
Property prices in any suburb reflect three things: what is already there, what is coming, and how easy it is to get to the CBD. Here is how Murrumbeena stacks up:
| Amenity Factor | Murrumbeena | Impact on Value |
|---|---|---|
| Schools | 4 | Moderate |
| Parks | 7 | Moderate |
| Dining & Cafes | 8 | Developing |
| Medical | 6 | Strong — healthcare proximity matters |
| Supermarkets | 0 | None — drives value down |
| Gyms & Fitness | 5 | Active lifestyle suburb |
Total amenity score: 39. Growing infrastructure — early buyers may benefit from appreciation as the suburb develops.
Schools (Key Value Driver)
Murrumbeena has 4 schools — school zone boundaries are one of the strongest price drivers in Melbourne property:
| School | Address |
|---|---|
| Scope | — |
| Hughesdale Primary School | 1A Austin Street |
| Murrumbeena Primary School | 20 Hobart Road |
| St Patrick’s Primary School | 1 Dalny Road |
Check zone boundaries at findmyschool.vic.gov.au.
Rental Market
| Unit Type | Weekly Rent (est.) |
|---|---|
| 1 Bedroom | $260–$360 |
| 2 Bedroom | $350–$450 |
| 3 Bedroom | $450–$600 |
Rental yield estimate: 4.5–5.5% (higher yields in more affordable suburbs).
See our detailed Cost of Living Guide for full cost breakdown.
Before You Buy in Murrumbeena
- Check school zones — findmyschool.vic.gov.au determines your designated school
- Review planning overlays — heritage, flood, bushfire at your local council
- Check flood risk — planning.vic.gov.au
- Attend auctions — quoted ranges in Murrumbeena are guides, not guarantees
- Get a building inspection — non-negotiable for any house purchase
- Talk to locals — knock on a neighbour’s door. They will tell you what agents won’t
Key Links for Murrumbeena Property Research
- Domain — current listings and recent sales
- realestate.com.au — price history and suburb profiles
- REIV — quarterly median prices (the official data)
- ABS Census — population and demographic data
Related Guides
- Best Restaurants in Murrumbeena
- Best Cafes in Murrumbeena
- Best Bars in Murrumbeena
- Cost of Living in Murrumbeena
- Murrumbeena Neighbourhood Guide
- Family Guide to Murrumbeena
- Is Murrumbeena Safe?
- Murrumbeena Transport Guide
Last updated: March 2026. This guide is refreshed when OpenStreetMap data changes — new openings, closures and corrections are reflected automatically. Found something wrong? Let us know.
Sources
- OpenStreetMap Contributors — openstreetmap.org — accessed March 2026
- ABS Census 2021 — abs.gov.au/census
- REIV Quarterly Median Prices — reiv.com.au
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