Garfield house prices & rent trends — the risks to check before you buy
Garfield is an established suburb with an older, more settled population — median age 39, 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 a longer run from the CBD, though train-connected. The median house price sits at $850,000. Worth weighing against who lives here and how the area is set up, before you look at the planning and risk checks below for a specific property in Garfield.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Suburb boundary with planning overlays — toggle them top-right. Map © OpenStreetMap, © CARTO; overlays © Vicmap Planning.
Garfield by the numbers
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.
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)
Apartment building height (share of all dwellings in the suburb, not just apartments):
- Low-rise (1–2 storeys): 5%
Bedroom mix (share of all occupied dwellings):
- Studio or 1 bedroom: 1%
- 2 bedrooms: 13%
- 3 bedrooms: 40%
- 4 or more bedrooms: 45%
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Land use across the suburb (planning zones)
Planning overlays that can affect building, renovating or removing vegetation somewhere in Garfield — confirm whether any apply to the specific address.
- Design & Development Overlay — height, setback or design rules on new building
- Vegetation Protection Overlay — a permit is needed to remove or lop protected trees
- Environmental Significance Overlay — environmental values that constrain development
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 flagged (below) wherever they apply, because even a small area can include a specific property.
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. What do these terms mean?
How Garfield compares
Where Garfield ranks against other suburbs on the measures buyers ask about — a higher bar isn’t always “better”, it’s just where this suburb sits.
Prices & rents over time
How Garfield’s market has moved — up to 12 years of sale prices and 20+ years of rents.
| Year | Houses | Units |
|---|---|---|
| 2024 | $690,000 | $510,000 |
| 2023 | $820,000 | $545,000 |
| 2022 | $789,000 | $527,500 |
| 2021 | $715,000 | $457,500 |
| 2020 | $590,000 | — |
| 2019 | $518,000 | — |
| 2018 | $540,000 | $390,000 |
| 2017 | $414,500 | $335,000 |
| 2016 | $405,000 | $290,000 |
| 2015 | $370,000 | $284,000 |
| 2014 | $355,000 | $280,500 |
| 2013 | $405,000 | — |
New development pipeline
Major residential redevelopment tracked by the Victorian Government (UDP 2025) — infill and apartment/townhouse sites, not greenfield house-and-land estates.
Planning changes in Garfield
Planning controls on land in Garfield have changed since 2017. Each row below is one gazetted amendment — a batch of parcels changed together in the same notice, not a single lot — the kind of thing that moves land value and that portals don’t show.
Source: Vicmap Planning Scheme History (2017–present); parcel-level zone & overlay changes grouped by suburb, zone transition and gazettal batch. A suburb-level record — confirm the specific parcel. See how Melbourne’s zoning changed over the decade →
Schools
Parts of Garfield fall within 2 primary and 3 secondary government school catchments. 1 school is located within the suburb (1 government).
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
What to check before you buy in Garfield
Garfield has relatively light heritage-overlay coverage (about 2%), though it can still apply to individual parcels. It also carries meaningful flood-overlay coverage (about 49% of the suburb). The specific things worth confirming here, plus the two every buyer should check.
Public Acquisition Overlay
Part of Garfield is reserved for a future public work (e.g. a road or rail project) under a Public Acquisition Overlay — land it covers can be compulsorily acquired by the authority. Check whether this specific property is affected before you commit.
Floodway
Part of Garfield is in a Floodway Overlay — the most serious flood control, where building can be restricted or refused. Make sure the property isn’t within it.
Flood / inundation overlay risk
Roughly 49% of Garfield carries a flood-related overlay. Confirm the land isn’t in a Land Subject to Inundation Overlay (LSIO) or Special Building Overlay (SBO) — both affect insurance, build height and what you can construct.
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 Garfield 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 Garfield?
Buyer questions about Garfield
What should I check in a Section 32 for Garfield?
For Garfield, pay particular attention to heritage overlays (about 2% of the suburb is affected), any flood-related overlay (~49%), easements and restrictive covenants on the title, and — for apartments — the owners-corporation certificate with its fees and any special levies.
Does Garfield have heritage overlays?
Heritage overlays cover a small share of Garfield (about 2%) — not common, but still worth a quick check: confirm in the Section 32's planning section whether a Heritage Overlay applies to this specific parcel, since it restricts demolition and external changes.
Is a free Section 32 review legal advice?
No. Delora gives a fast, plain-English review to help you understand the statement and ask better questions. Always have a licensed conveyancer or solicitor review the contract before you sign.
Neighbouring suburbs
The 6 suburbs that border Garfield.
Learn how to use this page
The heritage, flood and bushfire figures above 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.