Gladysdale, Yarra Ranges: house prices, rent and what to check before you buy
Valuer-General Victoria doesn't report a median house or unit price for Gladysdale: too few sales. Median rent: $300 a week (ABS Census 2021, older than the price figures). Postcode 3797.
What stands out: A bushfire overlay covers 79% of the suburb's land (Vicmap Planning).
Page updated
- Zoning: mostly Rural Conservation zone (RCZ3), 43% of the land
- Planning change: a new overlay since 2017, latest in 2019 (details)
- School zones: parts of Gladysdale are zoned for Gladysdale Primary School and Hoddles Creek Primary School (primary); Upper Yarra Secondary College (secondary)
- Getting there: nearest train station about 27.3 km from the suburb centre
- Median rent
- $300/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 3% LowBushfire 79% Very highHeritage 1% Very low
- share of suburb land area
- 1 suburb-specific overlay to check
- Vicmap Planning
- Getting around
- 27.3 km to nearest station
- 2 zoned primary, 1 secondary schools
- PTV timetable data · Victorian Department of Education school zones
Gladysdale is a small community with a median age of 48, around the state average on the ABS's SEIFA index of socio-economic advantage. 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.
Risk and planning in Gladysdale
Gladysdale has relatively light heritage-overlay coverage (about 1%), though it can still apply to individual parcels. A Bushfire Management Overlay affects about 79% 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. 2 named overlay areas (HO44, HO154) — oldest gazetted 2006.
Share of the suburb. Source: Vicmap Planning · Verify this address
Worth checking in Gladysdale
Bushfire Management Overlay
A Bushfire Management Overlay affects ~79% of Gladysdale. 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 Rural Conservation Zone – Schedule 3 (RCZ3) · 43% of the suburb
Planning overlays that can affect building, renovating or removing vegetation somewhere in Gladysdale — confirm whether any apply to the specific address.
- Significant Landscape Overlay — controls to protect the area’s landscape character
- Environmental Significance Overlay — environmental values that constrain development
Planning changes in Gladysdale: 1 recorded since 2017
Planning controls on land in Gladysdale 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 →
- Suburb
- Heritage
- Flood
- Bushfire
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
| Heritage overlay | 1% | Vicmap Planning |
| Flood overlay | 3% | Vicmap Planning |
| Bushfire overlay | 79% | 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
Cost and market in Gladysdale
Gladysdale has too few recorded sales for a reliable median. Typical rent is $300/wk (Census 2021).
Show recorded crime and amenity-density comparisons
Schools
Parts of Gladysdale fall within 2 primary and 1 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.
| Zone | Covers | Boundary | |
|---|---|---|---|
| Primary school zones | |||
| Gladysdale Primary School | 93% | — | |
| Hoddles Creek Primary School | 7% | — | |
| Secondary school zones | |||
| Upper Yarra Secondary College | 100% | — | |
Getting around from Gladysdale
no train, tram or bus stops sit inside the suburb (PTV timetable data).
- Distance to the CBD
- ~60 km
- from the suburb centre
- Getting around
- 0 train · 0 tram · 0 bus
- nearest train station ~27.3 km · counts are stop points, not stations (a station is often several)
- Train frequency
- every 24 min
- at the nearest station, weekday AM peak
- Tram frequency
- every 12 min
- at the nearest stop, weekday AM peak
- Schools
- 1
- primary & secondary
- Nearest Centrelink
- ~26 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 Gladysdale
— 423 residents · median age 48 · 86% own their home · SEIFA 6/10
- Population
- 423
- usual residents (Census 2021)
- Owner-occupied
- 86%
- 86% own, 3% private rent, 0% social, 11% other or not stated
- Median age
- 48 yrs
- of residents
- Personal income
- $674/wk
- median, per week
- Household income
- $1,764/wk
- median, per week
- Avg household size
- 2.7 people
- people per home · 82% family households
- Monthly mortgage
- $1,983/mo
- median repayment
- Taxpayer income
- $49,020/yr
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 50 per 1,000 residents
- a year, across all of Yarra Ranges council, not just Gladysdale · lower than most VIC councils
In Gladysdale itself: 14 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 (Yarra Ranges council's mix, latest year):
- Property and deception offences52%
- Crimes against the person20%
- Justice procedures offences18%
- Drug offences5%
- Public order and security offences5%
- Other offences0%
Recorded offences by year, Gladysdale (up 133% since 2019):
| Year | Offences |
|---|---|
| 2019 | 6 |
| 2020 | 4 |
| 2021 | 11 |
| 2022 | 7 |
| 2023 | 7 |
| 2024 | 12 |
| 2025 | 8 |
| 2026 | 14 |
- Median household incomeup 24%
- Median personal incomeup 6%
- Median weekly rentup 18%
- Median ageolder by 5 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
- 6/10
- Around the Victorian average
- Economic resources
- 8/10
- income, housing costs & wealth
- Education & occupation
- 5/10
- qualifications & skilled jobs
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 Gladysdale
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Before you buy in Gladysdale
Overlay and pipeline checks specific to Gladysdale 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 Gladysdale 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 Gladysdale?
Questions about Gladysdale
What postcode is Gladysdale?
Gladysdale is in postcode 3797, in the Yarra Ranges council area, Victoria.
What is the population of Gladysdale?
Gladysdale had 423 usual residents at the 2021 Census (ABS), with a median age of 48.
Is Gladysdale in a flood zone?
About 3% of Gladysdale's land is under a flood-related planning overlay (LSIO, SBO or floodway), and about 79% 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 Gladysdale?
For Gladysdale, pay particular attention to heritage overlays (about 1% of the suburb is affected), any flood-related overlay (about 3% 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 Gladysdale have heritage overlays?
Heritage overlays cover a small share of Gladysdale (about 1%) — 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.
How is Gladysdale zoned?
Most of Gladysdale (43% of the land) is in the RCZ (RCZ3), then GWZ4 (24%) and PCRZ (18%) (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 Gladysdale?
Parts of Gladysdale are in the government school zones for primary: Gladysdale Primary School, Hoddles Creek Primary School; secondary: Upper Yarra 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 Gladysdale
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.
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