We sat down with our Glen Eira directors to explore how the past year has unfolded and what lies ahead for the local property market.
How has the Glen Eira property market performed in the last 12 months?
Glen Eira has remained a resilient and balanced market, with consistent sales and a strong rental environment. Townhouses and units have outperformed houses due to limited supply and continued first-home buyer and downsizer demand. On the property management side, conditions have remained very strong.
Glen Eira is a “blue-chip stability market”: less about rapid capital growth, and more about defensive performance, consistent demand, and strong rental fundamentals.
Which Glen Eira suburbs look best placed for stability over the next 12 months?
Bentleigh, Bentleigh East, Carnegie, McKinnon and Caulfield South are best placed for stability over the next 12 months due to strong owner-occupier demand, quality school zones, transport access and limited housing supply. These suburbs also maintain low vacancy rates and strong rental demand, supporting both sales stability and continued portfolio growth.
How do you expect the Glen Eira market will respond to further potential cash rate adjustments?
Rate adjustments are likely to create short-term caution in the Glen Eira market, particularly among highly leveraged buyers; however, Glen Eira’s strong owner-occupier base, desirable school zones, established infrastructure and proximity to the CBD typically underpin stable demand even during tighter lending conditions.
Median property prices
Source: Cotality, 01/04/2025 - 31/03/2026 Where a suburb is split across a LGA, the whole suburb has been used to determine a median. Where there are insufficient sales within a suburb over a 12-month period, a median price has not been calculated.Glen Eira
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Bentleigh
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Bentleigh East
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Carnegie
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Caulfield
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Caulfield East
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Caulfield North
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Caulfield South
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Elsternwick
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Gardenvale
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Glen Huntly
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McKinnon
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Murrumbeena
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Ormond
Median days on market
Source: Cotality, 01/04/2025 - 31/03/2026Glen Eira
Rental yield
Source: Cotality, 01/04/2025 - 31/03/2026Glen Eira
Current population
Source: ABS Census 2021 DataGlen Eira
- Houses
- Units
Bentleigh East is seeing high rental yields at 2.5%¹. Why is Bentleigh East such an attractive suburb for investors?
Bentleigh East is a steady performer. Properties transact consistently and they are underpinned by strong owner-occupier demand and access to good schools and lifestyle amenities. Investors are effectively trading high speculative growth for predictable income, low vacancy risk, and defensive long-term holding conditions.
Carnegie remains a tightly held suburb, with residents staying for an average of 20 years². What factors do you believe contribute to this long-term appeal?
Carnegie’s lifestyle appeal, transport connectivity and consistently high buyer demand are underpinned by the vibrant Koornang Road precinct, offering walkability and amenity. Proximity to Monash University, diverse housing options and limited supply continue to
drive competition and support strong liquidity.
Ownership
Source: ABS Census 2021 DataGlen Eira
- Own
- 32%
- Purchasing
- 32%
- Rent
- 34%
- Other
- 2%
- Own
- Purchasing
- Rent
- Other
Dwelling type
Source: ABS Census 2021 DataGlen Eira
- House
- 48%
- Semi detached
- 24%
- Unit / apartment
- 28%
- House
- Semi detached
- Unit / apartment
What does FY27 and beyond look like for the Glen Eira property market?
Glen Eira is a “blue-chip stability market”: less about rapid capital growth, and more about defensive performance, consistent demand, and strong rental fundamentals, with cycles largely driven by interest rates rather than local demand weakness.
Fast Five with Sarah Gursansky
Favourite street
The McKinnon Secondary College zone and the leafy streets of Caulfield South.
Local secret
Early morning or golden-hour walks around Allnutt Park, the Koornang Road precinct in the evenings.
Memorable sale
12 Wheeler Street, Ormond, which achieved a record-breaking result.
Design focus
Wellness-driven interiors – sauna-style bathrooms, steam showers, plunge pools, soft lighting, natural stone, timber finishes.
One to watch
The North Road-Ormond Station-McKinnon Road pocket.
