Eden Park, Whittlesea: zoning, flood risk, school zones and what to check before you buy
Valuer-General Victoria doesn't report a median house or unit price for Eden Park: too few sales. Median rent: $381 a week (ABS Census 2021, older than the price figures). Postcode 3757.
What stands out: A bushfire overlay covers 47% of the suburb's land (Vicmap Planning).
Page updated
- Zoning: mostly Green Wedge zone (GWZ), 53% of the land
- Planning change: no rezoning or new overlays recorded since 2017
- School zones: parts of Eden Park are zoned for Beveridge Primary School and Donnybrook Primary School (+2 more) (primary); Ngayuk College and Wallan Secondary College (+1 more) (secondary)
- Getting there: nearest train station about 10.3 km from the suburb centre
- Median rent
- $381/wk
- Census 2021 (older)
- Census 2021 median, all rented homes
- Four years older than the price figures; not directly comparable.
- ABS Census 2021
- Planning risk
- Flood 0% Very lowBushfire 47% HighHeritage 0% Very low
- share of suburb land area
- 1 suburb-specific overlay to check
- Vicmap Planning
- Getting around
- 10.3 km to nearest station
- 4 zoned primary, 3 secondary schools
- PTV timetable data · Victorian Department of Education school zones
Eden Park is a small community with a median age of 45, more socio-economically advantaged than most areas on the ABS's SEIFA index. Housing here is overwhelmingly standalone houses. The area is still light on cafés, shops and other everyday amenity. It's some distance from the CBD, with no train or tram service recorded — day-to-day travel here generally means driving. House sales here are too infrequent for a reliable median — see the unit and land figures below.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Scope: Victoria, Australia. Suburb data here is Victorian (state valuer, rental, planning and school records); Greater Melbourne comparison group.
In this profile
- Planning and riskZones, overlays, flood and bushfire, and what is planned nearby, with an address check.
- Prices and rentsMedian prices and rents, how they have moved, and sales volume.
- SchoolsThe government school zones that cover the suburb.
- Living hereTransport, commute times, who lives here and the suburbs nearby.
- Before you buyThe checks every purchase needs, common questions and guides.
Is Eden Park in a flood, bushfire or heritage area?
Eden Park has relatively light heritage-overlay coverage (about 0%), though it can still apply to individual parcels. A Bushfire Management Overlay affects about 47% of the area.
Suburb-wide shares of the land, not a check of any one address.
Flood-related overlays can add building rules and raise insurance cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
If it applies it adds bushfire construction requirements (a BAL rating) and cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
In a designated bushfire prone area a minimum construction standard applies to new homes, based on the bushfire attack level (BAL). (Department of Transport and Planning (Victoria), verified 22 Oct 2026) So building or rebuilding there means working out the home’s BAL and pricing in what meeting it costs.
Share of the suburb. Source: Designated Bushfire Prone Area (DataVic) · Verify this address
Changes to the outside of a building, and demolition, need council approval. 3 named overlay areas (HO5, HO6, HO97) — oldest gazetted 2015.
Share of the suburb. Source: Vicmap Planning · Verify this address
Worth checking in Eden Park
Bushfire Management Overlay
A Bushfire Management Overlay affects ~47% of Eden Park. If it applies, it drives bushfire construction requirements (BAL rating) and cost.
Zoning mix and building controls
Land use across the suburb (planning zones)
- Zoning
- Rural / Green
- mostly Green Wedge Zone (GWZ) · 53% of the suburb
Planning overlays that can affect building, renovating or removing vegetation somewhere in Eden Park — confirm whether any apply to the specific address.
- Significant Landscape Overlay — controls to protect the area’s landscape character
Planning changes in Eden Park: none recorded since 2017
No zone changes or new planning overlays have been recorded on land in Eden Park since 2017 — its planning rules have stayed put over the period we track. That stability is itself worth knowing.
Source: Vicmap Planning Scheme History (2017–present). How Melbourne’s zoning actually changed over the decade →
- Suburb
- Heritage
- Bushfire
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
| Heritage overlay | 0% | Vicmap Planning |
| Bushfire overlay | 47% | Vicmap Planning |
Overlay colours reflect how much of the suburb an overlay covers — green under ~8%, amber ~8–20%, red above 20%. Public-acquisition, contamination (EAO) and floodway overlays are listed above under "Worth checking" wherever they apply, because even a small area can include a specific property. Source: Vicmap Planning. What do these terms mean? · How to verify planning controls for an address
What do homes cost in Eden Park?
Eden Park has too few recorded sales for a reliable median. Typical rent is $381/wk (Census 2021).
Show recorded crime and amenity-density comparisons
Which school zones cover Eden Park?
Parts of Eden Park fall within 4 primary and 3 secondary government school catchments. No schools sit within the suburb boundary itself, though the catchments above extend into it from neighbouring areas.
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
| Zone | Covers | Boundary | |
|---|---|---|---|
| Primary school zones | |||
| Whittlesea Primary School | 90% | — | |
| Upper Plenty Primary School | 8% | — | |
| Secondary school zones | |||
| Whittlesea Secondary College | 98% | — | |
How well connected is Eden Park?
no train, tram or bus stops sit inside the suburb (PTV timetable data).
- Distance to the CBD
- ~36 km
- from the suburb centre
- Getting around
- 0 train · 0 tram · 0 bus
- nearest train station ~10.3 km · counts are stop points, not stations (a station is often several)
- Train frequency
- every 20 min
- at the nearest station, weekday AM peak
- Tram frequency
- every 9 min
- at the nearest stop, weekday AM peak
- Schools
- 0
- primary & secondary
- Nearest Centrelink
- ~18 km
- outside the suburb
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 0 cafés
- Low café & amenity density — likely more car-dependent
- Restaurants
- 0
- places to eat nearby
- Supermarkets
- 0
- grocery stores nearby
- Pharmacies
- 0
- chemists nearby
- Parks
- 0
- green space nearby
- Childcare
- 0
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Eden Park?
— 1,194 residents · median age 45 · 94% own their home · SEIFA 8/10
- Population
- 1,194
- usual residents (Census 2021)
- Owner-occupied
- 94%
- 94% own, 3% private rent, 0% social, 3% other or not stated
- Median age
- 45 yrs
- of residents
- Personal income
- $770/wk
- median, per week
- Household income
- $2,168/wk
- median, per week
- Avg household size
- 3.0 people
- people per home · 85% family households
- Monthly mortgage
- $2,303/mo
- median repayment
- Taxpayer income
- $55,086/yr
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 83 per 1,000 residents
- a year, across all of Whittlesea council, not just Eden Park · around the state average
In Eden Park itself: 25 recorded offences in the year to 2026 (Crime Statistics Agency, matched by suburb name and postcode — a closer figure than the council-wide band above, though still a count, not a rate per resident).
Offence category mix (Whittlesea council's mix, latest year):
- Property and deception offences62%
- Crimes against the person15%
- Justice procedures offences14%
- Drug offences5%
- Public order and security offences4%
- Other offences0%
Recorded offences by year, Eden Park (down 40% since 2019):
| Year | Offences |
|---|---|
| 2019 | 42 |
| 2020 | 42 |
| 2021 | 39 |
| 2022 | 24 |
| 2023 | 14 |
| 2024 | 15 |
| 2025 | 23 |
| 2026 | 25 |
- Median household incomeup 14%
- Median personal incomeup 11%
- Median weekly rentup 38%
- Median ageolder by 3 years
How advantaged the area is
Deciles 1–10 vs all Victorian areas — 10 = most advantaged — from the ABS SEIFA index. A demographic measure, not a house-price one. These three don’t always move together — a suburb with lots of renters or students, for example, can score high on education but lower on income and housing costs.
- Overall advantage
- 8/10
- More advantaged than most
- Economic resources
- 10/10
- income, housing costs & wealth
- Education & occupation
- 5/10
- qualifications & skilled jobs
The homes here
Mix of dwelling types across the suburb (Census 2021)
Who owns and rents here (Census 2021)
More detail on building height and bedroom mix (Census 2021)
Bedroom mix (share of all occupied dwellings):
- 2 bedrooms: 2%
- 3 bedrooms: 34%
- 4 or more bedrooms: 62%
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Recorded crime is a council-wide rate — every offence police logged over the latest year (theft, property damage, drug and traffic offences and the like, not only violent crime) divided by the council’s residents. A broad area signal, not a figure for this exact street.
All figures are suburb-level indicators, not property-specific — always confirm the exact address on the Section 32. Sources: ABS Census 2021, Valuer-General Victoria, DFFH Rental Report, Crime Statistics Agency Victoria, Vicmap Planning, Victorian Government UDP, Victorian Department of Education (schools & zones, via data.vic, CC BY 4.0), OpenStreetMap.
Suburbs near Eden Park
The 6 closest suburbs with a Delora page, by distance between suburb centres.
What should I check before buying in Eden Park?
Overlay and pipeline checks specific to Eden Park are in the Planning and risk tab. Two checks apply to every purchase.
Easements & covenants
Check Section 3 for easements (e.g. drainage/sewer along a boundary — you usually can’t build over them) and restrictive covenants (single-dwelling, materials, height) that limit your plans.
Owners corporation (if applicable)
Apartments and many townhouses in Eden Park are in an owners corporation. If so, the statement must include its certificate — review annual fees, any special levies, the maintenance fund and insurance.
Already under contract in Eden Park?
Questions about Eden Park
What postcode is Eden Park?
Eden Park is in postcode 3757, in the Whittlesea council area, Victoria.
What is the population of Eden Park?
Eden Park had 1,194 usual residents at the 2021 Census (ABS), with a median age of 45.
Is Eden Park in a flood zone?
Less than 1% of Eden Park's land is under a flood-related planning overlay (LSIO, SBO or floodway), and about 47% is under the Bushfire Management Overlay (Vicmap Planning). These are suburb-wide shares: whether an overlay applies to one property depends on the address, so check it on VicPlan and in the Section 32.
Show all 4 more questions
What should I check in a Section 32 for Eden Park?
For Eden Park, pay particular attention to any heritage overlay (none mapped at suburb level — check the specific parcel), any flood-related overlay (less than 1% of the land), easements and restrictive covenants on the title, and — for apartments — the owners-corporation certificate with its fees and any special levies.
Does Eden Park have heritage overlays?
No heritage overlay coverage was mapped for Eden Park at the suburb level. That doesn't rule out an individually heritage-listed property or a Heritage Overlay on a specific parcel — check the planning section of the Section 32 for this address.
How is Eden Park zoned?
Most of Eden Park (53% of the land) is in the GWZ (GWZ), then RCZ1 (35%) and GWAZ1 (12%) (Vicmap Planning). The zone and its schedule set what can be built; check the exact zone for an address on VicPlan.
Which school zones cover Eden Park?
Parts of Eden Park are in the government school zones for primary: Beveridge Primary School, Donnybrook Primary School, Upper Plenty Primary School, Whittlesea Primary School; secondary: Ngayuk College, Wallan Secondary College, Whittlesea Secondary College (Victorian Department of Education school zones). A suburb can span several zones: the exact address decides which applies, so confirm it at findmyschool.vic.gov.au.
Guides for buying in Eden Park
The heritage, flood and bushfire figures in Planning and risk are suburb-wide — they tell you how common an overlay is here, not whether it applies to one specific address. Confirm via VicPlan and an in-person inspection before you rely on them.
Thinking of buying in Eden Park?
Paste a listing or address into Delora in Claude. It checks each home against official records, works out the cost to buy, and remembers your shortlist between chats.
Free to start. Sign in with Google, Apple or an email code. How your data is handled.