Melbourne east · VIC 3128

Buyers agent in Box Hill

Houses and apartments have both gone backwards for a decade, and the cranes are the reason.

Figures below are August 2026, suburb level, all bedroom counts. Full Whitehorse council report.

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The Box Hill numbers

Houses

$1,553,709

Typical price

$689

Weekly rent

2.31%

Gross yield

-0.7%

Growth a year, 10yr

-1.2%

Growth, last 12mth

Sales a year

Units

$541,440

Typical price

$619

Weekly rent

5.94%

Gross yield

-1.5%

Growth a year, 10yr

-0.4%

Growth, last 12mth

486

Sales a year

Vacancy rate 1.92% across roughly 10,713 dwellings. HtAG Analytics, suburb level, all bedroom counts. Typical price is a modelled estimate, not a median of recent sales.

The honest read

What I'd tell you over a coffee

Box Hill houses have done minus 0.70% a year over ten years. The units have done minus 1.49%. It is the only suburb on this list where both went backwards.

The reason is standing on the skyline. 486 unit sales a year against 67 house sales, in a suburb of about 10,713 dwellings. Box Hill has been rebuilt as apartment towers, and supply like that caps price growth for everyone in it.

The unit yield of 5.94% is the highest on this list and it is the thing an agent will lead with. Put it next to minus 1.49% a year on the capital. A high yield sitting on negative growth is not a bargain, it is the market pricing in what it already knows.

The houses are the stranger story. Only 67 sales a year in a suburb this size, because so much of the old stock has been absorbed into development sites. At $1,553,709 on a 2.31% yield you are paying a redevelopment price for a home.

Vacancy is 1.92%. Not tight, not loose. There is a large student and healthcare rental pool around the hospital precinct and the institute, and there is enough new stock to serve it.

Who Box Hill suits

People who want to live in Box Hill for the schools, the hospital precinct or the transport, and know exactly what they are paying for. As an investment I would want a very specific reason before I put a client here.

What I'd watch

Anyone selling you an off the plan apartment in Box Hill on a 5.94% yield. Ask what the last ten years of capital growth looked like. Then ask how many more towers have planning approval.

How I work

Flat $20,000 fee, whatever you buy and wherever it is
No commissions from agents, developers or builders
I'll tell you when a suburb doesn't stack up, including this one

How the process runs

Fair questions

Buying in Box Hill, answered

Why has Box Hill gone backwards when it has so much infrastructure?

Infrastructure attracts development, and development adds supply. Box Hill has excellent transport, a hospital and a university precinct, and it also has 486 apartment sales a year. Supply is the part people forget when they list growth drivers.

What does a Box Hill house cost?

About $1,553,709 as at August 2026, on roughly 67 sales a year. Units are $541,440 on about 486 sales. That ratio tells you most of what you need to know about the suburb.

Is the 5.94% unit yield real?

The rent is real. The question is what happens to the capital while you collect it. Ten years at minus 1.49% a year means the yield has been paying you to hold something that shrank.

Other Melbourne suburbs

Same treatment, same data, different answer in every one of them.

Thinking seriously about Box Hill? Read the full Whitehorse council report before you look at a single listing.

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