Werribee South house prices & rent trends — the risks to check before you buy
Werribee South is an established suburb with an older, more settled population — median age 45, around the state average on the ABS's SEIFA index of socio-economic advantage. Housing is a mix of dwelling types, houses making up the largest share. The area is still light on cafés, shops and other everyday amenity. It's not served by train or tram. 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 Werribee South.
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.
Werribee South 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):
- Mid-rise (3–8 storeys): 17%
Bedroom mix (share of all occupied dwellings):
- Studio or 1 bedroom: 9%
- 2 bedrooms: 18%
- 3 bedrooms: 34%
- 4 or more bedrooms: 36%
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 Werribee South — 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
- Development-contributions levy — new development pays an infrastructure contribution
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 Werribee South compares
Where Werribee South 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 Werribee South’s market has moved — up to 12 years of sale prices and 20+ years of rents.
| Year | Houses | Units |
|---|---|---|
| 2024 | $862,500 | $445,000 |
| 2023 | $930,000 | $460,000 |
| 2022 | $880,000 | $477,500 |
| 2021 | $822,500 | $515,000 |
| 2020 | $650,000 | $547,500 |
| 2019 | $744,500 | $467,500 |
| 2018 | $735,000 | $420,000 |
| 2017 | $650,000 | $495,000 |
| 2016 | $540,000 | $489,000 |
| 2015 | $680,000 | $589,000 |
| 2014 | $585,000 | $568,000 |
| 2013 | $538,000 | $461,000 |
Planning changes in Werribee South
No zone changes or new planning overlays have been recorded on land in Werribee South 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 →
Schools
Parts of Werribee South fall within 6 primary and 6 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.
What to check before you buy in Werribee South
Werribee South has relatively light heritage-overlay coverage (about 10%), though it can still apply to individual parcels. The specific things worth confirming here, plus the two every buyer should check.
Public Acquisition Overlay
Part of Werribee South 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.
Potentially contaminated land (EAO)
An Environmental Audit Overlay applies to part of Werribee South — usually former industrial or commercial land. A satisfactory environmental audit can be required before it’s used for a home; confirm whether the property sits within it.
Possible Heritage Overlay
Around 10% of Werribee South is heritage-overlaid. Verify whether this parcel is affected — it limits what you can change and adds permit steps to any renovation.
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 Werribee South 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 Werribee South?
Buyer questions about Werribee South
What should I check in a Section 32 for Werribee South?
For Werribee South, pay particular attention to heritage overlays (about 10% of the suburb is affected), any flood-related overlay (~0%), easements and restrictive covenants on the title, and — for apartments — the owners-corporation certificate with its fees and any special levies.
Does Werribee South have heritage overlays?
Around 10% of Werribee South sits under a Heritage Overlay — common enough that it's worth confirming whether it applies to this specific parcel. It restricts demolition, extensions and even exterior paint colours, and a permit is needed for 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 2 suburbs that border Werribee South.
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.