Melbourne, the 10 most popular public School Zones
- kyle36034
- Jun 23
- 30 min read
Updated: Jul 1
Melbourne’s top government secondary school catchment zones are highly sought after due to their schools’ outstanding academic results. Below is an in-depth look at ten of the highest-performing public secondary school zones, including each school’s academic performance, zone boundaries, property prices, rental yields, and recent market trends. All data is up-to-date as of mid-2025.
1. Balwyn High School Zone (Balwyn North)
Academic Performance: Balwyn High School is continuously among Victoria’s top-performing state schools. In the 2024 VCE exams it achieved a median study score of 32, placing it in the top 10 public schools, with ~14.7% of scores above 40 . This stellar academic reputation has made Balwyn High a magnet for families.
Zone Boundaries: The catchment covers most of Balwyn North (3104) and adjacent pockets. The zone is strictly enforced, encompassing a large portion of Balwyn North . (A small part of Balwyn proper also falls in-zone.) Properties just inside the boundary command a premium – REIV data from 2018 showed houses in-zone cost about $80,000 more than those outside . In recent years Balwyn’s zone has become so competitive that some buyers have started eyeing neighboring zones (e.g. Camberwell High) as alternatives .
Property Prices: Balwyn North is a blue-chip suburb. The median house price is $2.23 million (over the 12 months to May 2025), after a slight ~6.4% annual decline . Despite recent cooling, house prices remain very high. Units/townhouses have a median around $824,000 (down ~23.7% YoY) , reflecting some softening in the apartment market. This zone’s property values tend to hold up long-term due to persistent demand.
Rent & Yield: A typical 4-bedroom house rents for about $850 per week, equating to a modest ~2.0% gross yield . Yields are low since buyers pay a premium for land. (Units yield higher, around 4–5%, due to lower purchase prices .) Notably, many families rent in the zone if they cannot afford to buy – keeping rental demand robust. In Balwyn North, ~2.1% is the average house yield and ~4.6% for units .
Market Trends & Demand: Buyer demand in the Balwyn High zone remains intense but value-sensitive. After peaking in 2022, house prices dipped in 2023–24 amid broader market softening (interest rate rises), but the last quarter of 2024 saw recovery . Properties in-zone still attract competitive bidding, though buyers are more price-conscious. Homes in this zone spend ~66 days on market on average . Long-term prospects are strong – being in this zone is seen as saving on private school fees, underpinning continued demand . Balwyn High’s ongoing academic excellence and modern facilities (funded in part by international students) ensure this zone remains one of Melbourne’s most coveted .
2. Glen Waverley Secondary College Zone (Glen Waverley)
Academic Performance: Glen Waverley Secondary College (GWSC) is consistently among the top non-selective schools. Its 2024 median VCE score was 33 – one of the highest in Melbourne (ranked #8 among public schools) . About 14.1% of its VCE subjects scored over 40 . GWSC’s academic results and competitive culture draw many aspirational families .
Zone Boundaries: The GWSC catchment is notably small – roughly a 1–2 km radius around the school in Glen Waverley (3150) . It is tightly bounded by neighboring school zones (Mount Waverley SC to the west, Highvale SC to the east, Brentwood SC to the south) . The limited size and strict enforcement of residency (address checks are rigorous) make entry competitive . Properties inside the GWSC “golden triangle” command huge premiums: a typical house in-zone can cost $500–$700k more than a similar house just outside the zone . Townhouses in-zone also see $200–$300k uplifts over those out-of-zone . This premium reflects extraordinary demand – local buyer’s agents report the GWSC zone has an “ultra-competitive” market with families “pouncing” whenever an in-zone home hits the market .
Property Prices: Despite the broader market lull, Glen Waverley house prices remain high. The median house price is $1.65 million (mid-2025), barely changed (-0.9% YoY) – indicating resilient demand. By contrast, the median unit/townhouse price is $860,000, which actually jumped ~12.9% over the past year . This surge in unit prices suggests many families are opting for townhouses/apartments as an entry ticket to the zone . In fact, units in Glen Waverley (often newer and high-spec) have become a relatively affordable way to secure an address in GWSC’s catchment .
Rent & Yield: A standard house rents for around $750/week in this zone , yielding approximately 2.4% annually. Family-sized rental stock is in high demand; local agents note limited supply of in-zone houses for lease, which keeps rents solid. Units and apartments rent at roughly $480–$550/week, and their yields can exceed 3.5–4%. With some families unable to buy, the rental market is strong – many tenants specifically seek addresses within GWSC’s boundaries, underpinning rental yields .
Market Trends & Demand: Buyer demand is relentless. Properties in the GWSC zone typically sell faster (houses average ~51 days on market, 26% quicker than last year) . Auction clearance rates are high (~70% for houses) as cashed-up buyers fiercely compete . Even as overall listings were down, GWSC zone homes bucked the trend – prices have essentially held at peak levels, defying the broader Melbourne dip. In early 2025, Domain noted low supply and pent-up demand in this area, suggesting upward pressure on prices going forward . Indeed, agents report families making significant sacrifices (downsizing from larger homes elsewhere, etc.) to buy into GWSC . Given GWSC’s enduring reputation and limited catchment, this zone remains “as popular as ever” , with buyer demand expected to stay intense.
3. McKinnon Secondary College Zone (McKinnon/Bentleigh)
Academic Performance: McKinnon Secondary College has long been a top-performing open-entry school. Over the past decade it’s consistently ranked among the top 3 non-selective government schools . In 2024 its median VCE study score was 33 (ranked #6 among public schools) with 17.7% of scores over 40 – an outstanding result rivaling some selective schools. McKinnon is also renowned for its music program and well-rounded excellence .
Zone Boundaries: The McKinnon SC zone covers parts of McKinnon, Ormond, Bentleigh, and Bentleigh East (3204 and surrounds). The zone was recently expanded with a second campus (opened 2022) to accommodate demand . Even so, competition for in-zone property remains fierce. Homes inside the zone command a hefty premium: as of 2019, the median house in the McKinnon catchment was $1.548M – about $157,500 more than houses just 1km outside (one of the largest school-zone premiums in Melbourne). This premium has likely persisted or grown. Local agents say “every family wants a home in the McKinnon zone”, with some buyers paying half a million above out-of-zone prices for comparable land . The zone’s borders have even tightened over time due to high demand (as popularity grew, smaller pockets were excluded to cap enrolments) . As a result, proximity to the school is crucial – prices often increase closer to the school itself .
Property Prices: The McKinnon zone sits in Melbourne’s inner-south. The median house price is ~$1.73 million (mid-2025) . Prices have cooled ~8.6% in the past year after rapid growth in prior years . Still, values remain significantly higher than in adjacent suburbs outside the zone (e.g. parts of Bentleigh East). Townhouses and units have a median around $760,000 (down ~4.4% YoY) , reflecting some retreat after earlier spikes. It’s worth noting many original houses are being replaced by luxury homes and high-end townhouses, keeping price points elevated. Even with recent dips, in-zone property values are about 10%+ higher than just outside (e.g. 2021 data showed ~11% premium) and the McKinnon zone was cited as having strong long-term capital gains .
Rent & Yield: Houses in this zone rent for approximately $850–$900 per week (a $895/week median) . That yields roughly 2.6–2.7% annually – a bit higher than many premium suburbs, indicating solid rental demand. In fact, McKinnon’s rental market has strengthened as some families unable to buy still strive to get their kids into the school by leasing in-zone . Agents confirm investor interest too, given McKinnon’s low vacancy and rising rents . Unit rentals (~$500–$600/week for 2–3 bed units) yield around 3.5–4%. Overall, the prospect of guaranteed tenant demand (from school-focused families) makes this zone attractive for landlords, though yields remain moderate due to high entry prices.
Market Trends & Demand: The McKinnon zone real estate market is characterized by chronic high demand and limited supply. In 2024–25, the number of house sales dipped (listings were ~12% lower YoY) , partly due to owners holding onto in-zone homes tightly. Properties that do hit the market still “go gangbusters”, according to local agents . Buyers continue to “dig deep” to secure addresses here, often bidding well beyond reserve. Even with market headwinds, competitive auctions are common – clearance rates ~66% for houses, which is robust . One trend is longer days on market for high-end properties (the average DOM for houses rose to ~119 days , possibly due to some vendors overpricing in a softer market). However, more affordable offerings (e.g. older houses or units) still sell quickly. The recent extension of the zone (new campus) has also brought more properties into contention, boosting values for those newly in-zone . Going forward, McKinnon SC’s planned infrastructure upgrades and sustained academic outcomes mean this zone should remain one of Melbourne’s most reliable for capital growth, with continued strong buyer and renter demand.
4. Box Hill High School Zone (Box Hill/Blackburn South)
Academic Performance: Box Hill High School is another top-tier open-entry school. In 2024 its median VCE score was 32 (ranked #12 among public schools) and ~11.8% of its students’ scores were 40+ . Box Hill High has a long-running accelerated learning program for gifted students and consistently ranks highly in Victoria (its median has often been 32–34 in recent years). This academic strength makes its zone highly prized.
Zone Boundaries: The zone covers parts of Box Hill, Box Hill South, and Blackburn South in Melbourne’s eastern suburbs (3128 and 3130). It is a relatively compact catchment – essentially the neighborhoods immediately surrounding the school (north of Canterbury Road and mostly west of Middleborough Rd). Demand for in-zone homes is intense. In 2018, houses within 1 km of the Box Hill High catchment fetched about $85,750 more than similar homes just outside . The difference may be even larger now given Box Hill High’s sustained reputation. The zone has become “tightly held”: many families move in when children are young and stay put, resulting in limited turnover of houses for sale . This scarcity further drives up prices. Notably, Box Hill itself has seen significant apartment development, but many high-rise buildings lie just outside the school zone – meaning single-dwelling properties within the zone are especially scarce and valuable.
Property Prices: House prices in the Box Hill High zone are high and recently dipped. The median house price is about $1.31 million (down ~9.5% over the past 12 months) . This drop reflects a cooldown after frenzied growth in the late 2010s; even so, in-zone house prices remain well above neighboring areas not in any top school zone. The median unit/townhouse price is around $576,000 (actually up slightly, +1.1% YoY) . Box Hill’s unit market is influenced by an oversupply of apartments – hundreds of new units have been built around the Box Hill central precinct, resulting in some price stagnation. Indeed, units take much longer to sell (average 161 days on market) as compared to houses (60 days) . Still, modern townhouses within the school zone (often on subdivided blocks in Blackburn South) are popular as a lower-cost entry to the area.
Rent & Yield: Houses rent for roughly $620–$650 per week in this zone (median ~$630/week) , delivering a ~2.5% gross yield. Unit rentals (many new apartments) are about $420–$480/week, yielding closer to 3.5–4%. Notably, Box Hill’s rental yields are a bit higher than inner suburbs – around 2.2% for houses and 4.6% for units as of a few years ago – due to the area’s relative affordability and strong tenant demand (the suburb is a transport hub and education precinct). With Box Hill High’s draw, family-sized rentals in-zone are keenly sought; however, the large supply of units nearby has tempered overall rent growth. Investors remain interested given the suburb’s development and the school-zoned capital appreciation story.
Market Trends & Demand: The Box Hill area is undergoing rapid change (major infrastructure and hospital upgrades, high-rise projects), yet the school zone housing market remains a stable enclave of demand. In 2024–25, house listings in the zone were down ~20%, indicating fewer sellers . Those properties that did list generally sold faster than before (60 days average, 18% quicker YoY) , showing buyer urgency even in a softer market. Buyer demand comes from both local Asian-Australian families (the area’s predominant demographic) and others willing to move for the school. Agents note that homes directly in the catchment fetch “substantially higher” prices, often with spirited auctions. The only drag on the local market has been the apartment oversupply, which primarily affects investors. But for family homes, the Box Hill High zone is bulletproof – even in downturns it outperforms. Looking ahead, the combination of Box Hill High’s academic prestige and the suburb’s growth as a metropolitan activity center is expected to keep this zone’s property market in high demand and on a long-term growth trajectory.
5. East Doncaster Secondary College Zone (Doncaster East)
Academic Performance: East Doncaster Secondary College (EDSC) is a top-performing co-ed school in Melbourne’s northeast. In 2024 it had a median VCE score of 32 (ranked #11 among public schools) with ~12.9% of study scores above 40 . EDSC is known for strong results in math/science and consistently ranks among the state’s best non-selective schools. Its academic reputation makes it a highly regarded public school option in Manningham.
Zone Boundaries: The EDSC zone covers much of Doncaster East (3109) and parts of Doncaster. The western boundary roughly aligns with the Doncaster SC zone, dividing along major roads; the EDSC catchment generally lies east of Ruffey Lake Park and includes areas around Doncaster East’s shopping precincts. This zone is strictly enforced due to demand – local agents recount extreme stories of families “couch-surfing” in one-bedroom apartments just to claim in-zone residency . Such anecdotes underscore the importance families place on this zone. Even during the recent property downturn, homes in the East Doncaster SC catchment remained sought-after – a Barry Plant agent noted many clients who “made significant sacrifices to get into these areas” . The zone’s desirability also draws buyers from overseas backgrounds who specifically target EDSC for its academic program and Chinese community in the area.
Property Prices: House prices in Doncaster East have been resilient. The median house price is about $1.56 million – effectively unchanged (0.0% growth) over the past year . Prices held steady despite broader market volatility, suggesting the school zone buoyed demand. The median unit/townhouse price is around $675,000 (down ~9.6% YoY) . The drop in unit values reflects fewer buyers for older units and possibly an increase in supply of new townhouses. Notably, Doncaster East has many large family homes (often on ~700 m² blocks), and new luxury home rebuilds are common – sustaining the median above the municipal average. Houses in the EDSC zone tend to fetch a premium over those just outside (e.g. in Donvale or Warrandyte) because of the school effect. Indeed, prices in some EDSC neighborhoods have outperformed – one part of Doncaster East saw 7.8% annual growth (among Melbourne’s highest) in recent data .
Rent & Yield: A typical 4-bedroom house rents for about $750 per week in this zone , yielding approximately 2.5%. The area attracts many owner-occupiers, so rental stock is a bit limited; however, investors are increasingly interested as the school zone guarantees steady tenancy demand. Townhouses (3BR) rent around $550–$600/week. Gross yields for units are in the ~3.5–4% range. Owner-occupier demand keeps yields moderate, but rental demand has upticked – local agents report families renting short-term to get children settled into EDSC, boosting rents for in-zone homes . The vacancy rate in Doncaster East is low, and rental growth has been steady as some would-be buyers stay in the rental market amid high interest rates.
Market Trends & Demand: The East Doncaster SC zone saw healthy market activity through 2024. Houses are selling about 9% faster than last year (51 days on market on average) , indicating improved buyer urgency. Clearance rates around 64% for houses show decent competition at auctions . However, the volume of sales was down (~24% fewer houses sold YoY) , partly due to sellers holding off during the softer market. Buyer demand remained strong enough that values held flat, a sign that the zone is relatively insulated. One trend has been increased interest from upsizers moving from inner suburbs – seeking bigger homes plus the public school advantage – which has propped up the top end of the market. Agents also noted that supply is tight: low new listings in early 2025 meant buyers had to compete for fewer options . Looking forward, as the overall Melbourne market recovers, the EDSC zone is poised for growth given its fundamentals (great school, spacious housing, freeway access). The PRD Chief Economist recently highlighted Doncaster East as an area that “has become more affordable for families wanting the best education… but this window won’t last long”, warning that limited listings will cause prices to “start tracking up” again . In sum, East Doncaster Secondary’s zone continues to enjoy solid buyer demand and stable prices, with a likely return to price growth as conditions improve.
6. Mount Waverley Secondary College Zone (Mount Waverley)
Academic Performance: Mount Waverley Secondary College (MWSC) is a highly regarded co-educational school that performs strongly. In 2024 it recorded a median VCE score of 31 (ranked #34 among public schools) , with about 7.4% of study scores above 40 . While slightly below the elite tier, MWSC consistently ranks in the top few dozen – making it one of Melbourne’s better public schools. It’s especially known for its excellent VCE Science and accelerated programs, and its results are trending upwards.
Zone Boundaries: The MWSC zone covers most of Mount Waverley (3149) and parts of Burwood and Burwood East (notably the “Essex Heights” area near the junior campus). It borders the Glen Waverley SC zone to the east – many streets in Mount Waverley are split between the two, so buyers pay close attention to address eligibility. The zone also abuts Ashwood HS to the northwest and Brentwood SC to the south. Overall, it’s a relatively large catchment. This zone has grown in appeal as nearby GWSC became harder to buy into; one agent noted that as Balwyn and Glen Waverley zones became “difficult to crack, purchasers switched focus to the highly regarded Mount Waverley Secondary” . That sentiment reflects MWSC’s rising status. Properties in-zone do see a premium: recent data (2018) showed an average uplift of $78,500 for houses inside the MWSC catchment vs just outside . With the school’s popularity climbing, the premium may be higher now. The zone’s popularity is evidenced by strong competition at auctions and the fact that local families often try every means (including renting) to stay within its bounds.
Property Prices: House prices in the MWSC zone are robust. The median house price is around $1.56 million (virtually flat, –0.4% YoY) . This stability despite broader market dips indicates sustained demand for the area. It’s worth noting that Mount Waverley has a mix of mid-century homes and new builds; blocks near MWSC often get redeveloped, supporting values. The median unit/townhouse price is about $947,000 (also barely changed, –0.3% YoY) . Many townhouses in the zone are spacious (often 4BR) and nearly as costly as houses. The MWSC zone’s pricing sits between its neighbors – cheaper than Glen Waverley ($1.65M median) but higher than Ashwood or Clayton. In early 2025, REIV figures showed the quarterly median around $1.6M with a slight –1.2% quarterly tweak , consistent with a plateauing market.
Rent & Yield: A typical 3-4 bedroom house rents for about $700–$750 per week (median ~$720/week) , giving a gross yield of ~2.4%. Rental demand is healthy – the area appeals to families and also Monash University staff/students due to proximity. The vacancy rate is low. Townhouses fetch similar rents (often $600–$680/week), so their yields (~3.0%) can be slightly higher since purchase prices are a bit lower. With interest rates up, some would-be buyers have chosen to rent in MWSC zone, keeping pressure on rents. Landlords have been benefiting from moderate rent increases over 2023–24. Overall yields remain modest (typical of Melbourne), but the prospect of capital growth in this school zone is the main draw for investors.
Market Trends & Demand: The Mount Waverley market has shown resilience and efficiency. Houses in the zone are selling in about 50 days on average, which is steady (only ~2% slower than last year) . This suggests balanced conditions – properties are finding buyers without long delays. Auction clearance rates are around 67–68%, in line with the Melbourne average . The notable trend is reduced supply: house sales were down 27% YoY , meaning fewer homeowners are selling. This shortage, combined with sustained buyer interest, has kept prices buoyant. Buyer demand comes from local upsizers (many trading within the suburb) and immigrants attracted to the school. The zone saw only minor price softening in 2022–23 and appears to have stabilized quickly. Agents report that well-presented in-zone homes still get multiple bidders, and the top end (new luxury homes) is fetching strong prices. For example, even as interest rates peaked, renovated family homes near MWSC continued to sell at or above $1.6–1.7M. With early 2025 bringing hints of market improvement, the MWSC zone is poised to benefit. In summary, the Mount Waverley Secondary zone real estate market is steady and competitive, underpinned by limited supply and the enduring draw of a quality school in a family-friendly suburb.
7. University High School Zone (Parkville/North Melbourne)
Academic Performance: The University High School (UHS) is a historic, high-achieving public school. Although partly selective (it hosts a gifted education program), it primarily serves its local zone. In 2024, UHS had a median VCE score of 31 (ranked #27 among Vic public schools) , with ~9.0% of study scores above 40 . While a bit lower than some eastern rivals, it remains one of the strongest academic performers in Melbourne’s inner city. UHS is renowned for excellence in science (given its proximity to Uni of Melbourne) and an enriching curriculum spanning ethics to the arts .
Zone Boundaries: Unihigh’s zone covers Parkville (3052) and most of North Melbourne (3051), plus small sections of Carlton. Essentially, it serves families in the CBD-adjacent areas north and west of the city. The zone is fairly compact and highly urban. Note that Melbourne’s selective entry schools (Melbourne High and Mac.Robertson Girls) draw many top students statewide, but UHS is the top open-entry option on the north side. The University HS zone has been prized for decades – being next to the University of Melbourne and major hospitals, it has a cachet. REIV data in 2018 showed Parkville (in-zone) houses had a median of $1.5M, about $67,500 higher than those outside the zone . In 2023, Domain noted the Carlton/Parkville unit market was an affordable entry near “prestigious Melbourne High School” (likely they meant University HS) . Indeed, a median unit around $400k in Carlton gets one within the UHS vicinity , reflecting a relatively lower cost for zone access via apartments. The zone has a diverse mix of housing – from grand Parkville terraces to North Melbourne workers’ cottages and modern apartments – and all see demand from parents aiming to enroll at UHS.
Property Prices: House prices in the UHS zone are high, reflecting inner-city desirability. In Parkville, the median house price is about $1.66 million (down ~7.5% YoY) . North Melbourne’s median is a bit lower (around $1.21M, and actually up ~4.6% YoY) , since its houses are generally smaller. The combined zone median sits roughly in the low-to-mid $1.4M range. Prices dipped slightly in Parkville over the last year due to low volumes and interest rate impacts on high-end buyers. Unit prices are relatively affordable – Parkville’s median unit is $538,000 (up 6.3% YoY) , and North Melbourne’s around $470k (down ~9.6%) . The abundance of apartments (especially in North Melbourne near Arden and in Carlton’s university precinct) keeps unit prices moderated. However, any property with period charm in the zone – e.g. a Victorian terrace – commands a significant premium due to both character and school zoning. In general, the University High zone real estate has historically appreciated well, though the past couple of years were flatter. Parkville in particular remains a prestigious enclave (with its $1.66M median among the highest for a school zone on this list).
Rent & Yield: The inner-city location means a strong rental market. A typical North Melbourne 3-bedroom terrace rents for around $700–$750 per week (Parkville houses often $800+ if larger). Parkville’s median advertised rent is $730/week , which gives a gross yield of about 2.3%. Units and flats are plentiful and rent from ~$400 to $600/week depending on size (many students rent in the area). Unit yields can be 4–5% given lower purchase prices. Interestingly, the UHS zone sees demand from both families and unrelated renters (students, young professionals), making it a liquid rental market. As a result, landlords can expect steady occupancy. The rental yield for houses (~2–3%) is modest, but many investors hold property here more for capital growth and as a “land bank” near the city. For families, renting is a popular strategy – e.g. some choose to rent an apartment in-zone during the high school years if they cannot afford to buy a house in Parkville. This phenomenon supports higher rents, especially for any family-suitable dwellings in zone. Overall, rental demand is consistently high given proximity to the CBD and the university, benefiting property owners.
Market Trends & Demand: The University High zone real estate market in 2024–25 has been resilient, with some renewed momentum. Houses in Parkville sold ~34% faster than a year ago (62 days on market on average, down from 94) , indicating improving buyer sentiment. North Melbourne also saw relatively brisk sales, with well-renovated homes attracting multiple bidders. Clearance rates have been solid (~62% for Parkville, higher for North Melb) . One factor is that supply is very limited – only 28 house sales in Parkville in the past year . This scarcity, combined with the zone’s enduring appeal, has prevented any major price corrections. On the demand side, the area draws both local upgraders and overseas buyers (some overseas-born parents target UHS for its ties to Melbourne Uni). The presence of major new infrastructure (the upcoming Arden station) and development in North Melbourne is adding interest as well. A possible headwind is the large apartment supply which can dilute capital growth for units, but houses and townhomes remain keenly sought. Overall, University High’s zone remains a premium inner-city market: well-insulated by education-driven demand, and likely to see continued long-term growth as inner Melbourne rebounds post-pandemic.
8. Frankston High School Zone (Frankston South)
Academic Performance: Frankston High School (FHS) is the highest-performing public school in Melbourne’s outer south and widely considered the premier non-selective school on the Mornington Peninsula. In 2024 it achieved a median VCE score of 31 (ranked #24 among Vic public schools) , with about 9.6% of study scores above 40 . FHS’s results are consistently strong (often topping 30 median); it offers an excellent academic and sports program, which is why families as far as the southeastern suburbs consider moving to Frankston for it. The school is proudly co-educational and has seen outstanding outcomes, contributing to its reputation as “the premier school on the Peninsula” .
Zone Boundaries: The Frankston High zone covers Frankston South (3199) and parts of Frankston around Oliver’s Hill and the Derinya Primary catchment. It’s roughly the southern half of Frankston, including the areas south of Oliver’s Hill and east toward Mount Eliza (but not as far as Mt Eliza Village). This zone is famously known to boost property values in Frankston – it’s not uncommon to see advertisements proudly highlighting “within the Frankston High School Zone.” Parents from all over Melbourne “dig deep to buy into the Frankston High catchment”, according to local agents . The premium is significant: houses in the FHS zone had a $128,400 higher median than those just outside, per REIV data . Another agent put it simply: “For anything in the zone, add $100k–$150k to the price tag.” . This demand has transformed Frankston South into a sought-after family enclave, whereas nearby areas without the FHS zoning are markedly cheaper. The zone’s desirability also draws city buyers who might otherwise not have considered Frankston – it offers an affordable coastal lifestyle and top public education.
Property Prices: House prices in the FHS zone have surged. The median house price in Frankston South is around $1.15 million, up a strong +9.4% over the past 12 months . This bucked the trend of flat/declining prices elsewhere, highlighting how school-zone demand propped up values. Indeed, over the past few years Frankston South entered the “million-dollar club,” largely due to the zone effect. The median unit/townhouse price is about $713,000 (down 5.9% YoY) . That median is relatively high for units, reflecting that many in Frankston South are larger villa units or modern townhouses (often preferred by downsizers and small families wanting the zone). In contrast, units in other parts of Frankston can be much cheaper. The gap between in-zone and out-of-zone is stark: as one example, the median house in Frankston South ($1.15M) is nearly double the median in Frankston North (~$603k) . Clearly, the FHS zone has elevated the entire suburb into a different price bracket. It’s also worth noting that Frankston South’s leafy, spacious character and proximity to the beach further enhance its appeal in addition to the school.
Rent & Yield: Houses in the FHS zone rent quickly – typically around $620–$680 per week (median roughly $650/week for a 3-4 bed house) . This yields about 2.9% gross, which is actually one of the higher yields among top school zones, given the still-moderate house prices. Rental demand is intense: families who can’t buy will lease in the zone to get their kids into FHS. Local realtors often have waiting lists for rentals “zoned for Frankston High.” Units and townhouses rent for ~$480–$550/week, yielding ~3.5–4%. The overall rental market in Frankston South is tight (owner-occupancy is high at ~83% , so relatively few rentals exist). Recently, as prices jumped, more newcomers have chosen to rent first – this pushed rents up and vacancy near zero. In short, rental yield is decent and tenant demand extremely reliable in this zone, making it attractive for investors as well.
Market Trends & Demand: The Frankston High zone has been a star performer in recent years. Even as Melbourne’s market cooled in 2022, FHS-zone properties held value or continued climbing. The past 12 months saw significant price growth in the zone (house medians +9% as noted) , making it one of Melbourne’s better-performing pockets. Homes in the zone typically sell very fast: many are snapped up off-market or after just one open house. The days on market averages ~54 days , but well-priced homes often go much quicker. Auction clearance can be volatile given the small market, but private sale competition is fierce – it’s not uncommon for multiple offers above asking. Agents in 2025 report that demand far outstrips supply; one called the zone “bulletproof,” noting some buyers from as far as Glen Waverley or Camberwell relocating here for the school . This influx of new buyers with bigger budgets has helped push Frankston South’s prices upward. Local sentiment is that Frankston South is now to the Peninsula what Balwyn North is to the east – a must-have school zone driving the market. With Frankston itself gentrifying and significant infrastructure (freeway, train) making city access easier, the FHS zone’s popularity looks set to continue. It provides a rare combination of coastal lifestyle, affordability (relative to inner suburbs), and top public schooling, ensuring sustained high buyer demand and future growth.
9. Canterbury Girls Secondary College Zone (Canterbury/Camberwell)
Academic Performance: Canterbury Girls’ Secondary College (CGSC) is one of Melbourne’s top non-selective girls’ schools. Academically, it’s consistently high-performing. In 2024, CGSC achieved a median VCE study score of 32 (ranked #13 among Vic public schools) , with ~11.7% of study scores above 40 . This is on par with the best co-ed schools. Canterbury Girls has a strong reputation in arts and leadership programs as well, and it often rivals some private girls’ schools in results. Its status as an all-girls government school makes it somewhat unique (the only one in Melbourne’s east, aside from selective Mac.Robertson in the city).
Zone Boundaries: The CGSC zone covers the affluent suburbs of Canterbury (3126) and parts of Camberwell, Hawthorn East, Surrey Hills, and Balwyn. Generally, it aligns with the area north of Riversdale Rd and around Canterbury Rd – overlapping somewhat with Camberwell High’s zone (which covers co-ed schooling in the area). Because CGSC is girls-only, families with sons often target Camberwell High zone instead, but those with daughters place a premium on Canterbury Girls. The zone lies in Boroondara’s heart, one of Melbourne’s priciest regions. Being in this catchment hasn’t traditionally been touted as loudly as Balwyn High or McKinnon (likely because it serves only girls), yet it definitely adds value for applicable buyers. In fact, Camberwell/Canterbury homes in this vicinity command high prices for numerous reasons, the school zone being one. A 2018 report noted the Camberwell High catchment had a $289k premium ; since Canterbury Girls’ zone overlaps similar territory and offers an arguably superior academic outcome (for girls), one can infer a comparable if not greater premium for those targeting CGSC. Certainly, realtors in Canterbury often highlight proximity to CGSC (and its partner Camberwell Grammar for boys). The zone, roughly a 1.5–2 km radius from the school, is also adjacent to Balwyn High’s zone at its north – giving local parents two top options.
Property Prices: The CGSC zone sits in an elite property market. Canterbury’s median house price is approximately $3.0 million (up +3.4% YoY) – among the highest in Melbourne. Camberwell’s median is similar (around $2.7–$3.0M). These prices reflect large block sizes, heritage homes, and general prestige. Even modest houses here often exceed $2M. The median unit price in Canterbury is $920,000 (down 9.7% YoY) , which is extremely high for units – it speaks to the prevalence of upscale townhouses and boutique apartments rather than cheap flats. Because the area is so expensive, school zoning has a less dramatic percentage effect (many buyers are wealthy enough that private school is also an option). However, in recent years, agents have noticed more education-conscious buyers opting for Canterbury Girls + Camberwell High instead of private schools, which has helped push prices up further . The zone’s property values are also supported by its proximity to private schools (like Camberwell Grammar, Carey, etc.), shopping villages, and train lines. In essence, it’s hard to disentangle the school effect from the general premium of the suburb – but there’s no doubt the CGSC zone is one of Melbourne’s most exclusive real estate markets.
Rent & Yield: With multi-million-dollar prices, rental yields are low. A typical family house in Canterbury rents for about $1,000–$1,200 per week (the median advertised rent is $1,100/week for a house) , yielding roughly ~1.9%. Many landlords in the area are investors banking on capital growth or expatriate owners renting out homes. Units rent for ~$500–$650/week depending on size, yielding ~3–3.5%. The pool of renters specifically needing the CGSC zone is smaller (since it’s girls-only, and some renters at this price point might opt for private schooling). Nevertheless, some families do rent in-zone for daughters – especially those who also work in the city and like the area. The rental market in Canterbury/Camberwell is generally stable but not as frenetic as some others; properties can take longer to lease given the high-end price points. Owner-occupancy is very high (~80% of homes are owner-occupied in Canterbury) . Thus, yields remain among the lowest in Melbourne, reflecting the suburbs’ capital-focus nature.
Market Trends & Demand: The Canterbury/Camberwell market has seen strong capital growth and remains robust. In the past year, Canterbury house prices actually rose ~3%, defying the broader downturn . This indicates that top-tier segments rebounded quickly. Houses here average 81 days on market (a bit longer than cheaper areas) , as they often await the right buyer. But clearance rates have improved (63% for houses, up 10.8%) , suggesting buyers have returned. The quote from a Jellis Craig agent in 2018 is telling: Balwyn High used to dominate, but “highly regarded Camberwell (and by extension Canterbury Girls) High” has gained focus as Balwyn became pricier . In 2023–24, that trend likely continued: families who might have stretched for Balwyn North can find slightly better value in Camberwell and still get an excellent public school (especially if they have daughters). This shift has added a new layer of demand. We’re effectively seeing education-driven buyers propping up an already premium market. The CGSC zone’s prospects remain excellent – its blend of prestige homes and top education means it will continue to attract affluent family buyers. The only challenge is supply: there were only ~89 house sales in Canterbury last year (–22% YoY) . As long as supply stays thin, prices should hold or climb. In summary, Canterbury Girls’ zone sits in a blue-chip market with enduring appeal, and the school’s performance only amplifies the demand for this coveted address.
10. Vermont Secondary College Zone (Vermont/Mitcham)
Academic Performance: Vermont Secondary College (VSC) is one of Melbourne’s top-performing co-ed public schools in the outer eastern suburbs. In 2024 it boasted a median VCE score of 32 (ranked #17 among public schools) , with ~9.8% of study scores over 40 . This puts it on equal footing with many better-known inner-city schools. VSC has a strong record in academics and a reputation for a supportive, disciplined learning environment, which consistently yields excellent results.
Zone Boundaries: The VSC zone encompasses Vermont (3133) and parts of Mitcham, Ringwood, and Vermont South. Generally, it covers the suburbs around Canterbury Road and Mitcham Road intersection, extending to include most of Vermont and pockets of adjacent areas (but excluding zones for Ringwood Secondary and others further out). This zone is known for offering top-tier results at a relatively affordable price point. In fact, new research in 2025 highlighted Mitcham’s $1.15M median house price as the lowest entry point among Melbourne’s top performing school catchments (that statistic was for Vermont Primary, but it underscores the area’s relative affordability for high-caliber schools). As a result, Vermont SC’s zone has become attractive to young families looking to maximize education outcomes on a budget. The local real estate market sees people moving from more expensive inner-east locales to get a bigger house plus the school benefit. The zone has a strict boundary, and being on the right side of Mitcham Rd or certain creeks can make a big difference in price. It’s often mentioned that the Vermont Secondary zone provides “bang for buck” – you get a school on par with Balwyn or McKinnon results, but house prices are significantly lower. This dynamic is fueling demand and price growth in Vermont and Mitcham.
Property Prices: House prices in the VSC zone have been climbing yet remain moderate. The median house price in Vermont is about $1.25 million (up +2.1% YoY) . This is considerably cheaper than the inner school zones, making it an accessible option for many middle-class families. Vermont South (just outside the zone to the south) has a higher median (~$1.45M) , but much of that suburb feeds into Highvale SC. Within the VSC catchment, Mitcham’s median is around $1.15M–$1.2M, reflecting the zone’s lower entry cost compared to others. Unit/townhouse prices in Vermont average around $929,000 (notably high, and down 15.5% YoY likely due to low sales volume) . That unusually high “unit” median suggests many new townhouse developments in Vermont targeting school zone buyers. The supply of new townhomes has grown as developers capitalize on the education drawcard. It’s also worth noting Vermont has fewer high-rise apartments, so “unit” sales often are actually spacious townhouses, hence the high median. Broadly, the zone’s property market has seen solid growth over the past 5 years (many streets in Mitcham/Vermont have jumped in value by 30–40% or more), with the school zone being a key driver. It remains one of the most affordable top-10 school zones, which gives it room for further growth.
Rent & Yield: Houses in the Vermont SC zone rent for around $600–$650 per week (median roughly $630/week for a 3-4 bed house) . That represents a gross yield of about 2.6%, slightly higher than inner suburbs due to the lower buy-in cost. Demand for rentals is steady – many local families are owner-occupiers, but there’s an increasing trend of renters moving in for schooling. Investors find this area appealing as yields are a touch better and capital growth prospects strong. Townhouses rent for about $500–$550/week. The rental market tightened in 2023–24, pushing rents up (houses are ~$50/week higher than a year prior). Overall yields in the 2.5–3% range make holding costs reasonable, and vacancy rates are low (Mitcham’s vacancy rate is typically under 2%). As an example of demand, one realestate study found Vermont had one of the shortest days on market for rentals among eastern suburbs in late 2022, partly attributed to families seeking temporary residence for school entry. In summary, the zone offers decent rental returns and reliable tenancy, adding to its appeal for both owner-occupiers and landlords.
Market Trends & Demand: The Vermont SC zone has experienced increasing demand and robust market activity. Houses here have sold fairly quickly – average ~54 days on market (though up from 39 days previously, indicating perhaps buyers being a bit more deliberate) . Supply has been limited; only ~112 houses sold in Vermont in the last year (–9.7% YoY) , mirroring the citywide listing shortage. Meanwhile, buyer interest remains high. Anecdotally, open inspections in Vermont/Mitcham attract large turnouts of young families. As a consequence, property values in the zone have proved resilient. Even during broader downturns, this area saw flat or modest growth, as evidenced by the slight +2% uptick in Vermont’s median . Now, with the market improving into 2025, Vermont SC zone is poised for further growth. Agents highlight that it’s the relative value play among top school zones – and as such, as long as Balwyn or McKinnon remain out of reach for many, Vermont will continue drawing those buyers and catching up in price. Additionally, the area benefits from general infrastructure (EastLink freeway access, newly upgraded Eastland shopping nearby, etc.) which bolsters its real estate appeal. In conclusion, the Vermont Secondary zone market is on a strong upward trajectory, fueled by school reputation and affordability. Buyer demand is expected to stay elevated, making this zone one to watch for continued price appreciation and competitive sales.
🔍 Comparison of Key Metrics Across Top 10 Zones (Mid-2025):
School Zone (Suburb) | Median House Price (YoY) | Median Unit/TH Price (YoY) | Weekly House Rent | House Yield (Gross) |
Balwyn High（Balwyn North） | $2,225,000 (–6.4%) | $815,000 (–23.7%) | $850 | ~2.0% |
Glen Waverley SC（Glen Waverley） | $1,649,000 (–0.9%) | $860,000 (+12.9%) | $750 | ~2.4% |
McKinnon SC（McKinnon） | $1,730,000 (–8.6%) | $760,000 (–4.4%) | $895 | ~2.7% |
Box Hill High（Box Hill） | $1,310,000 (–9.5%) | $576,000 (+1.1%) | $630 | ~2.5% |
East Doncaster SC（Doncaster East） | $1,560,000 (0.0%) | $675,000 (–9.6%) | $750 | ~2.5% |
Mt Waverley SC（Mt Waverley） | $1,560,000 (–0.4%) | $947,000 (–0.3%) | $720 | ~2.4% |
University High（Parkville） | $1,661,000 (–7.5%) | $538,000 (+6.3%) | $730 | ~2.3% |
Frankston High（Frankston South） | $1,150,000 (+9.4%) | $713,000 (–5.9%) | $650 | ~2.9% |
Canterbury Girls（Canterbury） | $3,000,000 (+3.4%) | $920,000 (–9.7%) | $1,100 | ~1.9% |
Vermont SC（Vermont/Mitcham） | $1,251,000 (+2.1%) | $929,000 (–15.5%) | $630 | ~2.6% |
(Sources: Domain/REIV via Woodards suburb profiles; rents and yields are approximate mid-2025 values derived from median prices and advertised rents . House price changes are year-on-year. “Unit/TH” refers to units and townhouses.)
Melbourne’s real estate market continues to be strongly influenced by the performance of its top public school zones. From prestigious inner-city catchments like University High and Canterbury Girls, to value-driven suburbs such as Vermont SC and Frankston High, education quality has become a key driver of property demand and long-term capital growth.
As families increasingly prioritize access to high-achieving government schools, the concept of “school zone advantage” now extends beyond private education. Properties within these zones have shown resilience through market cycles and attract both owner-occupiers and savvy investors alike.
Looking ahead, limited housing supply, strong enrolment demand, and consistent academic outcomes ensure that Melbourne’s elite public school zones will remain highly sought after. For many buyers, securing a home in one of these areas is both a smart financial decision and a strategic investment in their children’s future.
Disclaimer
The information provided in this article is for general informational purposes only and does not constitute investment, financial, legal, or other professional advice. While every effort has been made to ensure the accuracy and completeness of the information presented—based on publicly available data, market reports, and third-party sources—we make no warranties or representations as to its accuracy, timeliness, or suitability for any particular purpose.
School rankings, property values, rental yields, and zoning boundaries discussed in this article are subject to change over time. Readers are strongly advised to conduct their own due diligence or consult with licensed professionals before making decisions related to property purchase, investment, tenancy, or schooling.
Neither the company nor the author shall be held liable for any loss or damage incurred as a result of reliance on the content herein. For advice tailored to your specific situation, please seek counsel from qualified real estate agents, education consultants, or legal and tax professionals.
References
Department of Education Victoria
Better Education Australia – VCE School Rankings
REIV（Real Estate Institute of Victoria） & Domain Suburb Profile
realestate.com.au Insights
ABC News / The Age / Herald Sun
Australian Bureau of Statistics（ABS）
