Melbourne south east · VIC 3163

Buyers agent in Murrumbeena

Positive in every window on the chart, which nothing else at this price manages.

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

Book a free call Run the Murrumbeena snapshot

The Murrumbeena numbers

Houses

$1,793,726

Typical price

$854

Weekly rent

2.48%

Gross yield

+2.8%

Growth a year, 10yr

+1.9%

Growth, last 12mth

Sales a year

Units

$675,858

Typical price

$598

Weekly rent

4.60%

Gross yield

+1.5%

Growth a year, 10yr

-0.9%

Growth, last 12mth

201

Sales a year

Vacancy rate 1.87% across roughly 5,141 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

Murrumbeena has grown 2.84% a year over ten years, 1.05% over five, 1.38% over three, and 1.90% in the last twelve months.

Every one of those is positive. On this list, at this price point, that is genuinely unusual. Caulfield next door is negative over five years. Malvern East is negative over three, five and ten.

None of the numbers are exciting. They are just consistently the right side of zero, and across a decade of holding costs that is worth something.

A typical house is $1,793,726 on a 2.48% yield. About $854 a week. That is the weak part.

The market is thin. 74 house sales a year across about 5,141 dwellings, so when something decent comes up there is competition for it.

Rent has grown 4.89% a year over the decade and vacancy is 1.87%. Units are $675,858 with growth of 1.45% a year, so the house is the better half of this suburb.

Who Murrumbeena suits

Owner occupiers who want Glen Eira schools and a station without paying Caulfield or Malvern money, and are happy with steady rather than spectacular.

What I'd watch

The turnover. 74 sales a year is very few, which means the typical price moves on a small sample and you may wait a while for the right property.

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 Murrumbeena, answered

Murrumbeena or Caulfield?

Murrumbeena, on the last decade. 2.84% a year against 0.63%, and it is cheaper at $1,793,726 against $1,835,747. Caulfield has been negative over five years and Murrumbeena has not.

Is 2.84% a year good?

It is roughly inflation. Which is not a great investment, and is a great deal better than the several suburbs on this list that went backwards. Whether it is good enough depends on what else you were considering.

What does the thin turnover mean for me?

Two things. You will wait longer for the right house, and the published typical price is built on a small sample so treat it as a guide. It is also why having someone watching the market properly matters more here than in a suburb with a thousand sales a year.

Other Melbourne suburbs

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

Thinking seriously about Murrumbeena? Read the full Glen Eira council report before you look at a single listing.

Read the council report Book my free call