Data story · Valuer-General Victoria house sales, Oct-Dec 2025
The school-zone price gap: what a zone line does to house prices
We took 144 Victorian government secondary school zones and compared the median house price of the suburbs inside each zone with the suburbs just outside it. In the typical zone the gap is +1.6%. In a few it is large: inside the Brighton Secondary College zone (Brighton, Brighton East) the median house sold for $3,355,000, against $1,608,500 just outside.
This is a fact about house prices in areas, not a verdict on any school. A gap often follows the coast, a park or the distance to the city as much as the zone line.
Zones compared
144
Of School Zones 2027 (Year 7)
Typical gap
+1.6%
Half the zones are above this, half below
Inside 10%+ dearer
43
Zones; 32 are 10%+ cheaper inside
Biggest gap
+108.6%
Brighton Secondary College zone
Where houses inside the zone cost most
The 15 zones where the median inside sits furthest above the suburbs just outside.
Brighton Secondary College +108.6%
Buckley Park College +67.1%
Altona College +53.9%
Mordialloc College +48.6%
Bayside P-12 College +46.0%
Lyndhurst Secondary College +39.7%
Dromana Secondary College +38.2%
Albert Park College +35.8%
Auburn High School +35.1%
Parkdale Secondary College +34.2%
Mount Erin Secondary College +31.5%
Mooroolbark College +30.1%
Beaumaris Secondary College +28.4%
St Helena Secondary College +28.3%
Bar length is the gap, on one axis from 0 to +108.6%. The name is the school whose zone it is.
Where houses inside the zone cost less
The 10 zones where the median inside sits furthest below the suburbs just outside. A zone line does not always add to prices.
Richmond High School -31.9%
Bacchus Marsh College -31.1%
Braybrook College -27.2%
Somerville Secondary College -27.1%
Prahran High School -22.3%
Maribyrnong Secondary College -21.7%
Footscray High School -19.7%
Hallam Secondary College -19.6%
Melba Secondary College -19.5%
Bar length is the size of the gap below zero, on one axis from 0 to -31.9%.
Every zone, with the suburbs behind each figure
Each median below rests on the suburbs listed beside it. Check them: the figure is only as good as the comparison.
All 144 zones, largest gap first
| School zone | Inside | Just outside | Gap |
|---|---|---|---|
| Brighton Secondary College · council zones | $3.35m Brighton, Brighton East · 127 sales | $1.61m Bentleigh East, Caulfield South, Elsternwick, Highett, Moorabbin, Ormond, Sandringham · 260 sales | +108.6% |
| Buckley Park College · council zones | $1.87m Aberfeldie, Essendon · 71 sales | $1.12m Airport West, Ascot Vale, Avondale Heights, Brunswick West, Keilor East, Maribyrnong, Niddrie, Oak Park, Pascoe Vale, Pascoe Vale South, Strathmore · 472 sales | +67.1% |
| Mount Eliza Secondary College · council zones | $1.78m Mount Eliza · 79 sales | $1.16m Frankston South, Mornington · 172 sales | +54.5% |
| Altona College · council zones | $1.30m Altona · 36 sales | $842k Point Cook, Williamstown, Williamstown North · 276 sales | +53.9% |
| Mordialloc College · council zones | $1.49m Aspendale, Aspendale Gardens, Edithvale, Waterways · 70 sales | $1.00m Keysborough, Mordialloc, Parkdale · 146 sales | +48.6% |
| Bayside P-12 College · council zones | $1.29m Altona North, Newport, Williamstown North · 122 sales | $885k Altona, Braybrook, Derrimut, Kingsville, Port Melbourne, Sunshine, Sunshine West, West Footscray · 320 sales | +46.0% |
| Lyndhurst Secondary College · council zones | $1.05m Lyndhurst · 31 sales | $755k Cranbourne East, Hampton Park, Narre Warren South, Sandhurst, Skye · 394 sales | +39.7% |
| Dromana Secondary College · council zones | $1.01m Dromana, Safety Beach · 75 sales | $731k McCrae, Rosebud, Somers · 101 sales | +38.2% |
| Albert Park College · council zones | $2.10m Albert Park, Middle Park, South Melbourne · 92 sales | $1.55m Port Melbourne, Prahran, South Yarra, Windsor · 146 sales | +35.8% |
| Auburn High School · council zones | $2.69m Armadale, Glen Iris, Hawthorn, Hawthorn East, Malvern, Toorak · 198 sales | $1.99m Ashburton, Canterbury, Caulfield North, Deepdene, Kew, Malvern East, Prahran, Richmond, South Yarra, St Kilda East, Windsor · 450 sales | +35.1% |
| Parkdale Secondary College · council zones | $1.35m Dingley Village, Mentone, Mordialloc, Parkdale · 124 sales | $1.00m Aspendale, Aspendale Gardens, Cheltenham, Clayton South, Keysborough, Springvale, Springvale South, Waterways · 277 sales | +34.2% |
| Mount Erin Secondary College · council zones | $1.20m Frankston South · 85 sales | $913k Langwarrin, Mount Eliza, Somerville · 198 sales | +31.5% |
| Mooroolbark College · council zones | $1.21m Croydon North · 31 sales | $932k Croydon Hills, Lilydale · 73 sales | +30.1% |
| Beaumaris Secondary College · council zones | $2.10m Beaumaris, Black Rock · 54 sales | $1.64m Highett, Parkdale, Sandringham · 113 sales | +28.4% |
| St Helena Secondary College · council zones | $1.22m Eltham North, St Helena · 31 sales | $950k Briar Hill, Bundoora, Montmorency, South Morang · 239 sales | +28.3% |
| Taylors Lakes Secondary College · council zones | $935k Taylors Lakes · 53 sales | $730k Keilor, Kings Park, St Albans, Sydenham, Taylors Hill · 228 sales | +28.1% |
| Diamond Valley College · council zones | $1.06m Diamond Creek, Hurstbridge · 54 sales | $834k Doreen, Eltham, Eltham North, St Helena, Wonga Park · 230 sales | +27.2% |
| Camberwell High School · council zones | $2.53m Camberwell, Canterbury, Surrey Hills · 135 sales | $1.99m Ashburton, Box Hill, Box Hill South, Burwood, Hawthorn, Kew, Mont Albert, Mont Albert North · 249 sales | +27.1% |
| Geelong High School · council zones | $903k East Geelong, Geelong · 51 sales | $711k Belmont, Breakwater, Charlemont, Manifold Heights, Newcomb, North Geelong, Whittington · 223 sales | +26.9% |
| Greenvale Secondary College · council zones | $907k Attwood, Greenvale · 142 sales | $730k Broadmeadows, Craigieburn, Roxburgh Park, Westmeadows · 515 sales | +24.2% |
| Keysborough Secondary College · council zones | $1.00m Keysborough, Springvale South · 118 sales | $815k Aspendale Gardens, Clayton South, Dandenong, Dingley Village, Noble Park North, Waterways · 138 sales | +23.2% |
| Rowville Secondary College · council zones | $1.22m Rowville · 79 sales | $990k Dandenong North, Endeavour Hills, Knoxfield, Mulgrave, Upper Ferntree Gully, Upwey, Wheelers Hill · 397 sales | +23.2% |
| Bairnsdale Secondary College · council zones | $485k Bairnsdale, Eastwood, Lucknow, Paynesville · 135 sales | $395k Loch Sport, Metung · 32 sales | +22.8% |
| Coburg High School · council zones | $1.27m Coburg, Coburg North · 122 sales | $1.05m Brunswick, Brunswick East, Brunswick West, Fawkner, Hadfield, Northcote, Pascoe Vale, Pascoe Vale South, Reservoir, Thornbury · 630 sales | +21.4% |
| Essendon Keilor College · council zones | $1.10m Airport West, Keilor East, Keilor Park · 124 sales | $911k Braybrook, Essendon, Gladstone Park, Glenroy, Kealba, Keilor, Maribyrnong, Oak Park, Pascoe Vale, St Albans, Strathmore, Sunshine North · 559 sales | +21.0% |
| Lara Secondary College · council zones | $715k Lara · 69 sales | $595k Corio, Lovely Banks · 102 sales | +20.2% |
| Northcote High School · council zones | $1.60m Brunswick East, Northcote · 103 sales | $1.34m Alphington, Brunswick, Carlton North, Clifton Hill, Coburg, Fairfield, Kew, Preston · 384 sales | +19.9% |
| Norwood Secondary College · council zones | $1.27m Ringwood North · 45 sales | $1.06m Croydon, Croydon Hills, Croydon South, Donvale, Mitcham, Ringwood East, Warrandyte · 250 sales | +19.8% |
| Belmont High School · council zones | $886k Belmont, Highton · 195 sales | $741k Breakwater, Charlemont, Fyansford, Geelong, Geelong West, Grovedale, Herne Hill, Manifold Heights · 231 sales | +19.6% |
| Mount Clear College · council zones | $594k Buninyong, Canadian, Mount Clear, Mount Helen · 82 sales | $513k Ballan, Mount Pleasant, Sebastopol · 120 sales | +15.8% |
| Wheelers Hill Secondary College · council zones | $1.54m Wheelers Hill · 69 sales | $1.33m Clayton, Glen Waverley, Rowville, Wantirna South · 299 sales | +15.6% |
| Port Melbourne Secondary College · council zones | $1.55m Port Melbourne · 43 sales | $1.35m Albert Park, Footscray, Newport, Richmond, South Yarra, Williamstown, Yarraville · 430 sales | +15.0% |
| Glen Eira College · council zones | $2.18m Carnegie, Caulfield North, Caulfield South, Malvern East, Murrumbeena · 160 sales | $1.90m Ashburton, Bentleigh East, Brighton, Brighton East, Chadstone, Glen Iris, Hughesdale, McKinnon, Oakleigh, Prahran, St Kilda East · 440 sales | +14.7% |
| East Doncaster Secondary College · council zones | $1.66m Doncaster East · 104 sales | $1.47m Blackburn North, Box Hill North, Doncaster, Nunawading, Warrandyte · 203 sales | +13.0% |
| Fitzroy High School · council zones | $1.79m Clifton Hill, Fitzroy North · 61 sales | $1.60m Abbotsford, Alphington, Brunswick, Brunswick East, Carlton, Carlton North, Collingwood, Kew, Northcote, Parkville · 364 sales | +11.7% |
| Patterson River Secondary College · council zones | $1.12m Bonbeach, Chelsea, Chelsea Heights, Patterson Lakes · 73 sales | $1.00m Edithvale, Keysborough · 115 sales | +11.5% |
| Keilor Downs Secondary College · council zones | $891k Keilor, Keilor Downs · 55 sales | $800k Delahey, Keilor East, Kings Park, St Albans, Taylors Lakes, Tullamarine · 309 sales | +11.4% |
| Ballarat High School · council zones | $645k Alfredton, Lake Wendouree, Lucas, Newington, Winter Valley · 309 sales | $580k Ballarat East, Ballarat North, Redan · 102 sales | +11.2% |
| John Fawkner Secondary College · council zones | $874k Fawkner, Hadfield · 107 sales | $788k Broadmeadows, Epping, Lalor, Pascoe Vale, Preston, Thomastown · 482 sales | +10.9% |
| Sunshine College · council zones | $809k Albion, Ardeer, Derrimut, Sunshine, Sunshine North, Sunshine West · 208 sales | $730k Altona North, Avondale Heights, Braybrook, Cairnlea, Deer Park, Kealba, Keilor East, St Albans, Truganina · 715 sales | +10.9% |
| Mount Ridley P-12 College · council zones | $730k Craigieburn · 351 sales | $660k Donnybrook, Kalkallo, Wollert · 571 sales | +10.6% |
| Macleod College · council zones | $1.10m Macleod · 31 sales | $997k Bundoora, Greensborough, Heidelberg Heights, Heidelberg West, Viewbank, Watsonia · 268 sales | +10.4% |
| Mill Park Secondary College · council zones | $891k Mill Park · 98 sales | $810k Epping, Greensborough, Lalor, South Morang, Thomastown, Watsonia North · 502 sales | +10.0% |
| Woodmans Hill Secondary College · council zones | $591k Ballarat East, Ballarat North, Brown Hill, Soldiers Hill · 123 sales | $538k Creswick, Lake Wendouree, Mount Pleasant, Redan, Wendouree · 140 sales | +9.8% |
| Box Hill High School · council zones | $1.59m Box Hill, Box Hill South · 37 sales | $1.46m Blackburn North, Burwood, Burwood East, Camberwell, Forest Hill, Mont Albert, Mont Albert North, Nunawading · 272 sales | +9.1% |
| Grovedale College · council zones | $741k Grovedale, Mount Duneed, Waurn Ponds · 190 sales | $680k Armstrong Creek, Belmont, Breakwater · 233 sales | +8.9% |
| Sunbury College · council zones | $740k Sunbury · 273 sales | $680k Diggers Rest, Riddells Creek · 62 sales | +8.8% |
| Bendigo South East 7-10 Secondary College · council zones | $654k Bendigo, Flora Hill, Junortoun, Kennington, Quarry Hill, Spring Gully, Strathdale, Strathfieldsaye · 217 sales | $602k East Bendigo, Kangaroo Flat, Long Gully, North Bendigo · 116 sales | +8.7% |
| Preston High School · council zones | $1.25m Preston · 67 sales | $1.15m Brunswick East, Coburg, Coburg North, Heidelberg West, Northcote, Reservoir · 411 sales | +8.7% |
| Gleneagles Secondary College · council zones | $900k Endeavour Hills · 86 sales | $830k Dandenong, Dandenong North, Doveton, Hallam, Narre Warren, Rowville · 388 sales | +8.4% |
| Charles La Trobe P-12 College · council zones | $1.05m Heidelberg Heights, Heidelberg West · 42 sales | $970k Bundoora, Eaglemont, Ivanhoe, Kingsbury, Preston, Reservoir, Viewbank · 419 sales | +8.2% |
| Monterey Secondary College · council zones | $942k Frankston North, Seaford · 97 sales | $873k Carrum Downs, Langwarrin, Skye · 188 sales | +8.0% |
| Sale College · council zones | $550k Loch Sport, Sale · 149 sales | $510k Paynesville, Stratford · 56 sales | +7.8% |
| Alkira Secondary College · council zones | $812k Cranbourne North · 89 sales | $757k Berwick, Clyde North, Cranbourne, Cranbourne East, Hampton Park, Narre Warren · 1020 sales | +7.3% |
| Balwyn High School · council zones | $2.36m Balwyn, Balwyn North · 127 sales | $2.20m Bulleen, Canterbury, Doncaster, Hawthorn East, Ivanhoe East, Kew, Mont Albert, Mont Albert North, Surrey Hills · 350 sales | +7.3% |
| Lowanna College · council zones | $420k Moe, Newborough, Yallourn North · 151 sales | $393k Morwell, Trafalgar · 204 sales | +7.0% |
| Westall Secondary College · council zones | $1.21m Clayton, Clayton South · 38 sales | $1.14m Mulgrave, Noble Park, Oakleigh East, Oakleigh South, Springvale South · 238 sales | +7.0% |
| The Lakes South Morang College · council zones | $810k South Morang · 99 sales | $758k Doreen, Epping, Mernda, Mill Park, Wollert · 737 sales | +6.9% |
| Thornbury High School · council zones | $1.48m Alphington, Ivanhoe, Thornbury · 108 sales | $1.38m Bulleen, Ivanhoe East, Kew, Northcote, Reservoir, Rosanna · 391 sales | +6.7% |
| Mernda Central P-12 College · council zones | $758k Mernda · 104 sales | $725k Doreen, Wollert · 402 sales | +4.5% |
| Melton Secondary College · council zones | $637k Harkness, Melton West · 133 sales | $610k Cobblebank, Kurunjang · 92 sales | +4.4% |
| Glenroy Secondary College | $911k Glenroy, Oak Park · 110 sales | $874k Airport West, Broadmeadows, Campbellfield, Coburg North, Fawkner, Gladstone Park, Strathmore, Tullamarine · 307 sales | +4.3% |
| Springside West Secondary College · council zones | $700k Fraser Rise · 143 sales | $672k Bonnie Brook, Burnside Heights, Diggers Rest, Sydenham, Truganina · 411 sales | +4.2% |
| Eltham High School · council zones | $1.27m Eltham · 51 sales | $1.22m Briar Hill, Eltham North, Greensborough, St Helena, Templestowe Lower, Viewbank, Warrandyte · 226 sales | +4.1% |
| Elisabeth Murdoch College · council zones | $913k Langwarrin · 76 sales | $880k Botanic Ridge, Carrum Downs, Frankston, Frankston North, Skye · 351 sales | +3.7% |
| Hoppers Crossing Secondary College · council zones | $700k Hoppers Crossing · 181 sales | $675k Point Cook, Tarneit, Truganina, Werribee, Williams Landing · 1330 sales | +3.7% |
| Greensborough Secondary College · council zones | $1.03m Watsonia, Watsonia North · 39 sales | $996k Briar Hill, Macleod, Mill Park, Montmorency, St Helena, Viewbank · 206 sales | +3.4% |
| Walcom Ngarrwa Secondary College · council zones | $635k Mambourin · 46 sales | $615k Manor Lakes, Wyndham Vale · 281 sales | +3.3% |
| Hazel Glen College · council zones | $834k Doreen · 134 sales | $810k Diamond Creek, Hurstbridge, South Morang · 153 sales | +2.9% |
| Warragul Regional College · council zones | $669k Warragul · 150 sales | $650k Drouin, Yarragon · 110 sales | +2.8% |
| Officer Secondary College · council zones | $775k Officer · 153 sales | $757k Beaconsfield, Berwick, Clyde North, Pakenham · 880 sales | +2.4% |
| Newcomb Secondary College · council zones | $693k Breakwater, Leopold, Newcomb, St Albans Park, Whittington · 162 sales | $680k Armstrong Creek, Belmont, Charlemont, East Geelong, Geelong · 311 sales | +1.9% |
| Laverton P-12 College · council zones | $836k Altona Meadows, Laverton · 49 sales | $825k Altona North, Derrimut, Point Cook, Seabrook, Truganina · 563 sales | +1.3% |
| Crusoe 7-10 Secondary College · council zones | $610k Golden Square, Kangaroo Flat, Maiden Gully, Marong · 169 sales | $605k Bendigo, Ironbark, Long Gully, Quarry Hill, Spring Gully · 97 sales | +0.8% |
| Eaglehawk Secondary College · council zones | $615k California Gully, Eaglehawk, Huntly, Jackass Flat, Long Gully · 129 sales | $610k Bendigo, Golden Square, Marong, White Hills · 155 sales | +0.8% |
| Roxburgh College · council zones | $735k Roxburgh Park · 88 sales | $730k Craigieburn, Epping, Greenvale, Westmeadows, Wollert · 907 sales | +0.7% |
| Strathmore Secondary College · council zones | $1.26m Pascoe Vale, Pascoe Vale South, Strathmore · 133 sales | $1.25m Aberfeldie, Airport West, Brunswick, Brunswick West, Coburg, Coburg North, Gladstone Park, Glenroy, Hadfield, Moonee Ponds, Niddrie, Tullamarine · 572 sales | +0.7% |
| Mount Waverley Secondary College · council zones | $1.59m Mount Waverley · 131 sales | $1.59m Ashwood, Blackburn South, Box Hill South, Chadstone, Clayton, Glen Waverley, Oakleigh, Oakleigh East · 299 sales | +0.1% |
| Cranbourne East Secondary College · council zones | $755k Cranbourne East · 127 sales | $757k Clyde, Clyde North, Cranbourne, Cranbourne North · 687 sales | -0.3% |
| University High School · council zones | $1.36m Carlton, North Melbourne · 49 sales | $1.37m Brunswick, Brunswick West, Carlton North, Clifton Hill, Collingwood, Fitzroy, Fitzroy North, Flemington, Kensington, Port Melbourne, South Melbourne · 363 sales | -0.4% |
| Yarrabing Secondary College · council zones | $696k Aintree, Bonnie Brook, Rockbank · 157 sales | $700k Cobblebank, Diggers Rest, Fraser Rise, Melton, Mount Cottrell · 281 sales | -0.6% |
| McKinnon Secondary College · council zones | $2.02m McKinnon, Ormond · 31 sales | $2.04m Brighton East, Carnegie, Caulfield South, Hughesdale, Oakleigh, Oakleigh South · 178 sales | -1.3% |
| Rosehill Secondary College · council zones | $1.08m Avondale Heights, Niddrie · 95 sales | $1.10m Airport West, Braybrook, Essendon, Keilor East, Maidstone, Moonee Ponds, Sunshine, Sunshine North · 363 sales | -1.6% |
| Mickleham Secondary College · council zones | $717k Mickleham · 312 sales | $730k Craigieburn, Kalkallo · 474 sales | -1.8% |
| Weeroona College Bendigo · council zones | $598k East Bendigo, Epsom, Ironbark, North Bendigo, White Hills · 103 sales | $610k California Gully, Eaglehawk, Golden Square, Junortoun, Kennington, Long Gully, Quarry Hill · 215 sales | -2.0% |
| Bundoora Secondary College · council zones | $950k Bundoora · 99 sales | $970k Greensborough, Kingsbury, Mill Park, Reservoir, Thomastown, Watsonia, Watsonia North · 474 sales | -2.1% |
| Victoria University Secondary College · council zones | $711k Albanvale, Cairnlea, Deer Park · 119 sales | $730k Albion, Ardeer, Burnside Heights, Caroline Springs, Kings Park, St Albans, Sunshine West, Truganina · 622 sales | -2.6% |
| Bayswater Secondary College · council zones | $959k Bayswater, Bayswater North · 68 sales | $985k Boronia, Croydon, Kilsyth, Ringwood, Wantirna, Wantirna South · 355 sales | -2.7% |
| Staughton College · council zones | $598k Brookfield, Eynesbury, Melton South, Weir Views · 230 sales | $615k Melton, Melton West, Mount Cottrell, Strathtulloh · 159 sales | -2.8% |
| Sunbury Downs Secondary College · council zones | $680k Diggers Rest · 50 sales | $700k Bonnie Brook, Fraser Rise · 189 sales | -2.9% |
| Montmorency Secondary College · council zones | $1.18m Briar Hill, Montmorency · 41 sales | $1.22m Bundoora, Eltham, Eltham North, Macleod, St Helena, Templestowe, Viewbank, Watsonia · 307 sales | -3.2% |
| Cranbourne Secondary College · council zones | $714k Cranbourne · 120 sales | $740k Clyde, Cranbourne North, Cranbourne West · 365 sales | -3.5% |
| Clyde Secondary College · council zones | $725k Clyde · 167 sales | $757k Botanic Ridge, Clyde North, Cranbourne, Cranbourne East, Cranbourne South · 617 sales | -4.2% |
| Yarra Hills Secondary College · council zones | $903k Kalorama, Kilsyth, Montrose, Mooroolbark, Mount Evelyn, Wandin North · 221 sales | $948k Bayswater North, Croydon North, Croydon South, Healesville, Woori Yallock · 105 sales | -4.8% |
| Boronia K-12 College · council zones | $926k Boronia, The Basin · 87 sales | $975k Bayswater, Croydon South, Kalorama, Montrose, Upper Ferntree Gully · 117 sales | -5.0% |
| Bentleigh Secondary College · council zones | $1.61m Bentleigh East · 90 sales | $1.70m Brighton East, Carnegie, Cheltenham, Hampton, Hampton East, Highett, Hughesdale, McKinnon, Murrumbeena, Oakleigh South, Ormond · 334 sales | -5.4% |
| Narre Warren South P-12 College · council zones | $858k Narre Warren South · 110 sales | $907k Berwick, Cranbourne North, Hallam, Lynbrook, Lyndhurst · 426 sales | -5.5% |
| Blackburn High School · council zones | $1.47m Blackburn North · 36 sales | $1.56m Blackburn South, Box Hill, Doncaster, Doncaster East, Donvale, Forest Hill · 306 sales | -5.9% |
| Kurunjang Secondary College · council zones | $610k Kurunjang, Melton · 115 sales | $649k Bonnie Brook, Cobblebank, Diggers Rest, Melton South, Melton West · 255 sales | -5.9% |
| Upwey High School · council zones | $905k Belgrave, Upper Ferntree Gully, Upwey · 66 sales | $965k Emerald, Ferntree Gully, Monbulk, Narre Warren North, The Basin · 173 sales | -6.2% |
| Gladstone Park Secondary College · council zones | $850k Gladstone Park, Westmeadows · 76 sales | $911k Airport West, Broadmeadows, Glenroy, Greenvale, Keilor, Keilor Park, Oak Park, Strathmore · 394 sales | -6.7% |
| Sandringham College · council zones | $1.54m Hampton, Hampton East, Highett, Sandringham · 132 sales | $1.65m Beaumaris, Bentleigh, Bentleigh East, Brighton, Brighton East, Moorabbin · 336 sales | -6.8% |
| Fountain Gate Secondary College · council zones | $838k Narre Warren, Narre Warren North · 129 sales | $900k Berwick, Endeavour Hills, Hampton Park, Narre Warren South · 547 sales | -6.9% |
| Carrum Downs Secondary College · council zones | $845k Carrum Downs, Sandhurst, Skye · 139 sales | $913k Cranbourne West, Frankston North, Keysborough, Langwarrin, Seaford · 378 sales | -7.4% |
| Oberon High School · council zones | $680k Armstrong Creek, Charlemont · 167 sales | $735k Breakwater, Grovedale, Leopold, St Albans Park · 194 sales | -7.5% |
| North Geelong Secondary College · council zones | $701k Bell Park, North Geelong · 52 sales | $760k Fyansford, Geelong, Geelong West, Hamlyn Heights, Lovely Banks, Norlane · 167 sales | -7.8% |
| Kolorer College | $615k Cobblebank, Strathtulloh, Thornhill Park · 150 sales | $672k Aintree, Bonnie Brook, Eynesbury, Melton, Melton South, Rockbank, Truganina, Weir Views · 641 sales | -8.5% |
| Manor Lakes P-12 College · council zones | $615k Manor Lakes, Wyndham Vale · 281 sales | $675k Mount Cottrell, Tarneit, Werribee · 832 sales | -8.9% |
| Ngayuk College | $660k Donnybrook, Kalkallo · 303 sales | $725k Craigieburn, Mickleham, Wollert · 931 sales | -8.9% |
| Elwood College · council zones | $1.91m Balaclava, Elsternwick, Elwood, St Kilda, St Kilda East · 109 sales | $2.10m Albert Park, Armadale, Brighton East, Caulfield South, Middle Park, Prahran, Toorak, Windsor · 259 sales | -9.3% |
| Western Heights Secondary College · council zones | $800k Fyansford, Geelong West, Hamlyn Heights, Herne Hill, Manifold Heights · 112 sales | $886k Bell Park, Bell Post Hill, Geelong, Highton · 182 sales | -9.7% |
| Copperfield College · council zones | $752k Burnside Heights, Delahey, Kings Park, Sydenham, Taylors Hill · 149 sales | $835k Bonnie Brook, Burnside, Cairnlea, Caroline Springs, Deer Park, Keilor Downs · 306 sales | -9.9% |
| Dandenong High School · council zones | $762k Dandenong · 44 sales | $850k Dandenong North, Endeavour Hills, Keysborough, Noble Park, Noble Park North · 369 sales | -10.4% |
| Mullauna Secondary College · council zones | $1.31m Donvale, Mitcham, Nunawading · 90 sales | $1.47m Blackburn, Blackburn North, Doncaster East, Forest Hill, Ringwood, Ringwood North, Vermont, Warrandyte · 374 sales | -10.7% |
| Hampton Park Secondary College · council zones | $735k Hampton Park, Lynbrook · 126 sales | $838k Hallam, Lyndhurst, Narre Warren, Narre Warren South · 283 sales | -12.3% |
| Scoresby Secondary College · council zones | $1.07m Knoxfield, Scoresby · 47 sales | $1.22m Ferntree Gully, Glen Waverley, Rowville, Wantirna, Wheelers Hill · 429 sales | -12.3% |
| Cheltenham Secondary College · council zones | $1.39m Cheltenham · 51 sales | $1.61m Beaumaris, Bentleigh, Bentleigh East, Black Rock, Clarinda, Clayton South, Dingley Village, Hampton East, Mentone, Oakleigh South, Parkdale · 370 sales | -13.9% |
| Fairhills High School · council zones | $965k Ferntree Gully · 97 sales | $1.13m Bayswater, Rowville, Upper Ferntree Gully, Wantirna · 186 sales | -14.2% |
| Ashwood High School · council zones | $1.46m Ashburton, Ashwood, Burwood, Chadstone · 112 sales | $1.70m Blackburn South, Box Hill South, Burwood East, Camberwell, Carnegie, Hughesdale, Murrumbeena, Oakleigh East, Surrey Hills · 283 sales | -14.4% |
| Forest Hill College · council zones | $1.36m Blackburn South, Burwood East, Forest Hill · 118 sales | $1.59m Blackburn, Box Hill South, Burwood, Glen Waverley, Mitcham, Mount Waverley, Nunawading, Vermont · 479 sales | -14.4% |
| Lyndale Secondary College · council zones | $830k Dandenong North · 75 sales | $970k Dandenong, Doveton, Mulgrave, Noble Park, Rowville, Springvale · 395 sales | -14.4% |
| Vermont Secondary College · council zones | $1.33m Vermont · 33 sales | $1.57m Blackburn, Glen Waverley, Nunawading, Ringwood, Wantirna South · 312 sales | -14.9% |
| Wantirna College · council zones | $1.13m Wantirna · 50 sales | $1.33m Bayswater, Boronia, Glen Waverley, Heathmont, Knoxfield, Ringwood, Vermont, Vermont South · 422 sales | -15.7% |
| Koonung Secondary College · council zones | $1.39m Box Hill North, Mont Albert, Mont Albert North · 75 sales | $1.66m Balwyn North, Blackburn, Blackburn North, Box Hill, Box Hill South, Bulleen, Canterbury, Doncaster East, Surrey Hills, Templestowe Lower · 486 sales | -16.0% |
| Brunswick Secondary College · council zones | $1.34m Brunswick, Brunswick West · 101 sales | $1.60m Ascot Vale, Brunswick East, Carlton North, Coburg, Essendon, Fitzroy North, Flemington, Moonee Ponds, North Melbourne, Northcote, Pascoe Vale South, Thornbury · 567 sales | -16.5% |
| Collingwood College · council zones | $1.34m Abbotsford, Collingwood, Fitzroy · 68 sales | $1.60m Alphington, Carlton North, Fitzroy North, Northcote, Parkville, Richmond · 273 sales | -16.5% |
| Templestowe College · council zones | $1.38m Templestowe Lower · 61 sales | $1.66m Balwyn North, Doncaster East, Eaglemont, Eltham, Ivanhoe East, Viewbank · 294 sales | -16.7% |
| Northern Bay P-12 College · council zones | $595k Bell Post Hill, Corio, Lovely Banks, Norlane · 194 sales | $715k Fyansford, Hamlyn Heights, Lara, North Geelong · 128 sales | -16.8% |
| Phoenix P-12 Community College · council zones | $513k Bonshaw, Delacombe, Mount Pleasant, Redan, Sebastopol, Smythes Creek · 215 sales | $618k Alfredton, Ballarat East, Canadian, Lake Wendouree, Mount Clear, Newington, Soldiers Hill · 265 sales | -16.9% |
| Mount Rowan Secondary College · council zones | $538k Clunes, Creswick, Miners Rest, Wendouree · 115 sales | $650k Alfredton, Ballarat Central, Lake Wendouree, Soldiers Hill · 205 sales | -17.3% |
| South Oakleigh Secondary College | $1.32m Hughesdale, Oakleigh, Oakleigh East, Oakleigh South · 76 sales | $1.59m Carnegie, Chadstone, Clayton South, Malvern East, Moorabbin, Mount Waverley, Ormond · 296 sales | -17.3% |
| Mount Alexander 7-12 College · council zones | $1.10m Ascot Vale, Flemington, Kensington · 108 sales | $1.34m Aberfeldie, Brunswick, Brunswick West, Carlton North, Essendon, Footscray, Maribyrnong, Pascoe Vale South · 316 sales | -17.6% |
| St Albans Secondary College · council zones | $730k Kealba, St Albans · 123 sales | $891k Albanvale, Albion, Avondale Heights, Deer Park, Delahey, Keilor, Keilor Downs, Keilor East, Kings Park, Sunshine North · 381 sales | -18.1% |
| Cranbourne West Secondary College · council zones | $740k Botanic Ridge, Cranbourne West · 154 sales | $913k Langwarrin, Lyndhurst, Sandhurst · 134 sales | -18.9% |
| Melba Secondary College · council zones | $985k Croydon, Croydon Hills, Croydon South, Warranwood · 153 sales | $1.22m Bayswater North, Kilsyth, Ringwood North, Warrandyte · 129 sales | -19.5% |
| Hallam Secondary College · council zones | $668k Doveton, Hallam · 79 sales | $830k Dandenong, Dandenong North, Hampton Park, Narre Warren, Narre Warren North · 349 sales | -19.6% |
| Footscray High School · council zones | $1.02m Footscray, Kingsville, Seddon, West Footscray, Yarraville · 212 sales | $1.27m Altona North, Ascot Vale, Braybrook, Kensington, Maidstone, Maribyrnong, Newport, North Melbourne, Port Melbourne · 373 sales | -19.7% |
| Maribyrnong Secondary College | $850k Maidstone, Maribyrnong · 61 sales | $1.08m Aberfeldie, Avondale Heights, Braybrook, Essendon, Flemington, Footscray, West Footscray · 288 sales | -21.7% |
| Prahran High School · council zones | $1.64m Prahran, South Yarra, Windsor · 103 sales | $2.10m Albert Park, Armadale, Balaclava, Caulfield North, Hawthorn, Middle Park, Richmond, South Melbourne · 269 sales | -22.3% |
| Hume Central Secondary College · council zones | $670k Broadmeadows, Dallas · 74 sales | $874k Epping, Fawkner, Glenroy, Greenvale, Hadfield, Thomastown · 532 sales | -23.3% |
| Somerville Secondary College · council zones | $875k Somerville · 43 sales | $1.20m Frankston South, Hastings, Mount Eliza · 187 sales | -27.1% |
| Braybrook College · council zones | $790k Braybrook · 43 sales | $1.08m Albion, Avondale Heights, Maribyrnong, Sunshine North, Sunshine West, Yarraville · 290 sales | -27.2% |
| Bacchus Marsh College · council zones | $651k Bacchus Marsh, Darley, Maddingley · 154 sales | $945k Eynesbury, Gisborne · 90 sales | -31.1% |
| Richmond High School · council zones | $1.35m Richmond · 96 sales | $1.98m Alphington, Collingwood, Fairfield, Fitzroy, Hawthorn East, South Yarra, Toorak · 179 sales | -31.9% |
How we made this
Zones. The official Year 7 zone of each Victorian government secondary school (Victorian Department of Education, School Zones 2027 (Year 7)). Schools that take students from anywhere, and selective-entry schools, have no zone and are not here.
Prices. The Valuer-General's median house price for each suburb, Oct-Dec 2025, with the number of house sales it rests on. A suburb counts only if its median rests on at least 10 sales.
Inside and just outside. Using the official suburb boundaries, a suburb is inside when at least 50% of its area lies in the zone, and just outside when less than 10% of it does and it lies within 1 km of the zone. Suburbs split by the zone line are left out of both sides, so neither figure mixes the two.
The figure. Each side's price is the middle of its suburb medians, with each suburb counted once for every sale behind it, so a suburb with 90 sales weighs more than one with 15. A zone is shown only when each side rests on at least 30 sales and the outside has at least 2 suburbs. The gap is the inside price over the outside price, minus one. 144 of the zones passed these rules.
What it cannot tell you. One quarter of sales is a small sample, and a suburb's median moves with the mix of houses sold. Suburbs differ in many ways besides their school zone - the coast, transport, the size of the blocks. The gap describes prices; it does not say the zone causes them, and it says nothing about any school. Zones change: confirm any address with the school or the Department of Education. The Victorian Department of Education publishes its school zones for enrolment decisions and says they "should not be used for property purchase decisions".
Sources: Valuer-General Victoria, Victorian Property Sales Report, median house price by suburb, Oct-Dec 2025; Victorian Department of Education school zones; ABS Suburbs and Localities 2021 boundaries (CC BY 4.0). All our sources
Do houses inside a school zone cost more?
Sometimes, but not as a rule. Across the 144 Victorian secondary zones with enough sales on both sides, houses inside the zone cost more in 78 and less in 66. The typical gap is +1.6%, so for most zones the line makes little difference to the median price.
Does a big gap mean the school is better?
No. This page compares house prices, not schools. A zone that takes in a beach, a big park or the suburbs closest to the city will show a gap whatever school sits in it. We do not rate or rank schools, and nothing on this page uses a school result.
Why only Victoria?
Victoria publishes a median house price for each suburb, so we can tell suburbs inside a zone from those just outside it. New South Wales publishes sale prices by postcode only, and leaves out postcodes with 30 or fewer house sales in the quarter, which is too coarse to follow a zone line. Queensland has no free sale-price series.
How do I check a particular address?
Open the school page from the table and use "Is my address in the zone?". Zones change, so always confirm with the school or the Department of Education before you buy or rent.
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Cite this
Free to quote with a link. Please name the original source too.
SuburbRadar, "The school-zone price gap: Victoria", based on Valuer-General Victoria median house prices (Oct-Dec 2025) and Victorian Department of Education school zones. https://www.suburbradar.com.au/data/school-zone-price-gap/
Also: the school zone finder to list suburbs by zone and price, where rent rose most, train time to the city vs house prices and Australia's fastest-growing suburbs.