Murrumbeena

POSTAL CODE: VIC, 3163
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MURRUMBEENA ranks 701st in VIC when it comes to estimated capital gains experienced by property investors over the past three years.

The suburb’s capital gain of -2.99% for the past year is lower than average compared to its 17.33% growth within a five-year period.

Also in MURRUMBEENA, the median home price is sitting at $1,655,000, and the average rent at $670, this suggests property owners could potentially earn a 2.11% increase in gross rental yield.

Property investors have seen a -1.19% drop in MURRUMBEENA based on a decrease in median home prices for the past three months.

A survey of average capital gains or median home price increase in suburbs across the country shows that this suburb obtained a 3.54% growth over a ten-year period. It ranks 3462nd on our list of suburbs that property investors should look into.

Surburb overview

Murrumbeena is an inner-south-eastern suburb of Melbourne located within the City of Glen Eira. The suburb is positioned about 13 kilometres south-east of the Melbourne central business district and is bordered by Carnegie, Bentleigh East, Hughesdale and Ormond.

Murrumbeena recorded a population of around 10,000 at the 2021 census, reflecting steady growth driven by residential redevelopment and improved transport access. The demographic profile includes a mix of families, professionals, students and older residents, with a median age close to the metropolitan average.

Household composition is varied, with a balance of owner-occupiers and renters contributing to a diverse residential community. Housing in Murrumbeena consists of detached houses, townhouses and a growing number of low- and mid-rise apartment developments. Higher-density housing is concentrated near the railway station and along major roads, while interior streets retain a quieter suburban form.

Public transport access is a defining feature, with Murrumbeena railway station located on the Frankston line. The station provides frequent train services to the Melbourne CBD and southern suburbs, supporting daily commuting and access to employment centres.

Bus routes operate through the suburb, linking residential areas with nearby activity centres and surrounding suburbs. Road access is supported by Murrumbeena Road, Neerim Road and North Road, which facilitate east–west and north–south travel but experience congestion during peak periods.

Local shopping and service amenities are centred around the Murrumbeena Road strip, which includes supermarkets, cafés, takeaway food outlets, medical clinics and specialty retailers. Additional retail, dining and professional services are easily accessed in nearby Carnegie, Bentleigh and Ormond.

Educational facilities in and around Murrumbeena include several primary schools, as well as secondary schools and tertiary institutions across the inner south-east. 

Recreational amenities include local parks, neighbourhood reserves and access to the Rosstown Rail Trail, which supports walking and cycling through the suburb. Tree-lined streets and small open spaces contribute to everyday recreation rather than large-scale sporting facilities.

Employment among residents spans professional services, education, health care, retail and hospitality, with many commuting to inner-city employment hubs.
Murrumbeena’s character is shaped by its strong rail access, evolving housing mix and local shopping strip within Melbourne’s inner south-east.

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