Yarrambat, Nillumbik: house prices, rent and what to check before you buy
Valuer-General Victoria doesn't report a median house or unit price for Yarrambat: too few sales. Median rent: $450 a week (ABS Census 2021, older than the price figures). Postcode 3091.
What stands out: Part of Yarrambat is under a Public Acquisition Overlay (land reserved for a future public work); part of Yarrambat is under an Environmental Audit Overlay (potentially contaminated land) (Vicmap Planning).
Page updated
- Zoning: mostly Rural Conservation zone (RCZ3), 49% of the land
- Planning change: a new overlay since 2017, latest in 2025 (details)
- School zones: parts of Yarrambat are zoned for Ashley Park Primary School and Diamond Creek Primary School (+5 more) (primary); Diamond Valley College and Hazel Glen College (+3 more) (secondary)
- Getting there: nearest train station about 3.7 km from the suburb centre
- Median rent
- $450/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 1% Very lowBushfire 85% Very highHeritage 1% Very low
- share of suburb land area
- 3 suburb-specific overlays to check
- Vicmap Planning
- Getting around
- 3.7 km to nearest station
- 7 zoned primary, 5 secondary schools
- PTV timetable data · Victorian Department of Education school zones
Yarrambat is a small community with a median age of 47, among the most socio-economically advantaged areas in the state on the ABS's SEIFA index. The area is still light on cafés, shops and other everyday amenity. It's not served by train or tram. 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 Yarrambat
Yarrambat has relatively light heritage-overlay coverage (about 1%), though it can still apply to individual parcels. A Bushfire Management Overlay affects about 85% 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. 7 named overlay areas (HO332, HO331, HO295 +4 more) — oldest gazetted 2001.
Share of the suburb. Source: Vicmap Planning · Verify this address
Worth checking in Yarrambat
Public Acquisition Overlay
Part of Yarrambat 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 Yarrambat — 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.
Bushfire Management Overlay
A Bushfire Management Overlay affects ~85% of Yarrambat. 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) · 49% of the suburb
Planning overlays that can affect building, renovating or removing vegetation somewhere in Yarrambat — confirm whether any apply to the specific address.
- Design & Development Overlay — height, setback or design rules on new building
- 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
Planning changes in Yarrambat: 1 recorded since 2017
Planning controls on land in Yarrambat 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 | 1% | Vicmap Planning |
| Bushfire overlay | 85% | 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 Yarrambat
Yarrambat has too few recorded sales for a reliable median. Typical rent is $450/wk (Census 2021).
Show recorded crime and amenity-density comparisons
Schools
Parts of Yarrambat fall within 7 primary and 5 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.
Show all 1 zoned schools
Yarrambat Primary School zone map →| Zone | Covers | Boundary | |
|---|---|---|---|
| Primary school zones | |||
| Yarrambat Primary School | 80% | — | |
| Ashley Park Primary School | 10% | — | |
| Morang South Primary School | 8% | — | |
| Secondary school zones | |||
| Hazel Glen College | 39% | — | |
| The Lakes South Morang College | 31% | — | |
| Diamond Valley College | 28% | — | |
| St Helena Secondary College | 2% | — | |
Getting around from Yarrambat
0 train, 0 tram and 22 bus stop points sit inside the suburb (PTV timetable data).
- Distance to the CBD
- ~25 km
- from the suburb centre
- Getting around
- 0 train · 0 tram · 22 bus
- nearest train station ~3.7 km · counts are stop points, not stations (a station is often several)
- Train frequency
- every 7 min
- at the nearest station, weekday AM peak
- Tram frequency
- every 9 min
- at the nearest stop, weekday AM peak
- Schools
- 1
- primary & secondary
- Nearest Centrelink
- ~7.9 km
- outside the suburb
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 2 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
- 3
- green space nearby
- Childcare
- 1
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Yarrambat
— 1,602 residents · median age 47 · 93% own their home · SEIFA 10/10
- Population
- 1,602
- usual residents (Census 2021)
- Owner-occupied
- 93%
- 93% own, 1% private rent, 0% social, 6% other or not stated
- Median age
- 47 yrs
- of residents
- Personal income
- $867/wk
- median, per week
- Household income
- $2,600/wk
- median, per week
- Avg household size
- 3.1 people
- people per home · 90% family households
- Monthly mortgage
- $2,600/mo
- median repayment
- Taxpayer income
- $62,658/yr
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 28 per 1,000 residents
- a year, across all of Nillumbik council, not just Yarrambat · lower than most VIC councils
In Yarrambat itself: 55 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 (Nillumbik council's mix, latest year):
- Property and deception offences62%
- Justice procedures offences14%
- Crimes against the person14%
- Drug offences5%
- Public order and security offences4%
- Other offences0%
Recorded offences by year, Yarrambat (up 45% since 2019):
| Year | Offences |
|---|---|
| 2019 | 38 |
| 2020 | 77 |
| 2021 | 57 |
| 2022 | 52 |
| 2023 | 23 |
| 2024 | 20 |
| 2025 | 49 |
| 2026 | 55 |
- Median household incomeup 21%
- Median personal incomeup 19%
- Median weekly rentup 17%
- Median ageolder by 4 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
- 10/10
- Among Victoria's most advantaged areas
- Economic resources
- 10/10
- income, housing costs & wealth
- Education & occupation
- 8/10
- 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 Yarrambat
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Before you buy in Yarrambat
Overlay and pipeline checks specific to Yarrambat 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 Yarrambat 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 Yarrambat?
Questions about Yarrambat
What postcode is Yarrambat?
Yarrambat is in postcode 3091, in the Nillumbik council area, Victoria.
What is the population of Yarrambat?
Yarrambat had 1,602 usual residents at the 2021 Census (ABS), with a median age of 47.
Is Yarrambat in a flood zone?
About 1% of Yarrambat's land is under a flood-related planning overlay (LSIO, SBO or floodway), and about 85% 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 Yarrambat?
For Yarrambat, pay particular attention to heritage overlays (about 1% of the suburb is affected), any flood-related overlay (about 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 Yarrambat have heritage overlays?
Heritage overlays cover a small share of Yarrambat (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 Yarrambat zoned?
Most of Yarrambat (49% of the land) is in the RCZ (RCZ3), then LDRZ (22%) and PCRZ (10%) (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 Yarrambat?
Parts of Yarrambat are in the government school zones for primary: Ashley Park Primary School, Diamond Creek Primary School, Doreen Primary School, Hurstbridge Primary School and 3 more; secondary: Diamond Valley College, Hazel Glen College, Mernda Central P-12 College, St Helena Secondary College and 1 more (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 Yarrambat
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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