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Housing Needs Assessment - Development Due Diligence

Housing Needs Assessment
Report

City of Boroondara - LGA, SA2 and Suburb Level Analysis
Response to Victorian State Housing Targets 2025 - With Kew Suburb Focus

Client / Project

Boroondara HNA

Geography

City of Boroondara LGA

State

Victoria

Prepared

May 2026

01LGA Overview and Key Indicators

State housing target

67,000

New dwellings to 2051

Population (ABS 2021)

167,900

Inner east Melbourne

Dwellings (ABS 2021)

72,812

+3,504 since 2016

Social housing stock

1.2%

931 dwellings - well below benchmark

Figure 1: City of Boroondara LGA - suburbs, activity centres, tram network and Yarra River. Kew suburb shown highlighted. Schematic only. Source: DTP, ABS 2021.

Dwelling mix (ABS 2021)

Separate house

53%

Medium density

29%

High density

18%

Tenure split (ABS 2021)

Owned outright

42%

Mortgaged

31%

Private rental

22%

Social housing

1.2%

Housing cost context (2024)

Median house price

$2.22M

Median weekly rent

$911

Gross rental yield

2.1%

Suburb breakdown - key housing indicators (ABS 2021 - Homes Victoria Quarterly Rental Report 2025 - DTP targets 2025)

Suburb	Pop. 2021	Dwellings	Avg HH size	Separate house %	Med. rent/wk	Afford. stress	Target share (est.)
Kew (focus)	24,499	10,625	2.48	49%	$950	Moderate	10,200
Camberwell	29,840	12,310	2.55	67%	$880	Moderate	11,800
Hawthorn	22,160	10,980	2.02	24%	$750	High	13,400
Balwyn / Balwyn North	26,400	9,850	2.82	78%	$1,020	Low	8,100
Kew East	11,820	4,680	2.71	68%	$890	Low	5,200
Hawthorn East / Auburn	18,900	8,240	2.26	38%	$800	Moderate	9,800
Remainder LGA	34,281	16,127	2.48	52%	$870	Moderate	8,500
City of Boroondara total	167,900	72,812	2.50	53%	$911	-	67,000

ABS Census 2021VIF 2023 projectionsDTP Housing Targets 2025Homes Victoria Quarterly Rental Report (Sep 2025)Homes Victoria VHR (Dec 2024 quarter)ABS Census 2021 (Boroondara SA2)

02Demographic and Population Analysis

Projected pop. 2036 (VIF)

196,600

+28,700 over 15 yrs

Avg. household size

2.50

Declining trend

65+ share (2021)

18%

Up from 15% in 2011

Dwelling target (15 yr)

+9,400

Council Housing Strategy 2023

Figure 2: Boroondara residential building approvals 2019-2025 vs required run-rate to meet state target. Source: ABS Building Approvals (March 2026 release).

Figure 3: Boroondara age profile 2021 vs VIF 2036 projection. The 65+ cohort is the fastest growing segment. Source: ABS 2021, VIF 2023.

Demographic context: Boroondara's 65+ population grew from 15% of residents in 2011 to 18% in 2021 and is projected to climb further. This ageing profile is set against an LGA where the dominant housing form - the large detached house in the 50% bracket - is poorly matched to the needs of older residents seeking smaller, accessible dwellings close to services. The LGA's household size of 2.50 is declining and lone-person households are a growing share of the total. Demand for 1 and 2 bedroom dwellings in activity centre locations is likely to strengthen, but supply in those configurations remains limited outside Hawthorn.

Projected new dwellings required by type and tenure - 2025 to 2051 (VIF 2023 base)

Dwelling type	Very low income	Low income	Moderate income	Market	Total	% of need
Separate house (3-4 bed)	120	280	1,400	6,700	8,500	13%
Townhouse (2-3 bed)	640	1,100	4,800	9,860	16,400	24%
Apartment (1-2 bed)	1,280	2,100	8,600	20,120	32,100	48%
Specialist / aged / other	480	820	2,400	6,300	10,000	15%
Total	2,520	4,300	17,200	42,980	67,000	100%

03Housing Supply and Affordability

Approvals 2024-25 (ABS)

1,232

vs 2,500/yr target run-rate

Median house price rise

+215%

2006-2021 (income: +57%)

Social housing (2024)

931

1.2% of stock - ranked 27/31 metro LGAs

Affordable lettings Q3 2024

Quarter total for whole LGA

Figure 4: Rental affordability by income quintile. Lower quintile access in Boroondara is among the most constrained in metropolitan Melbourne. Source: Homes Victoria Quarterly Rental Report 2025, ABS 2021.

Figure 5: Boroondara median house price growth vs median household income growth 2006-2021 (indexed to 2006=100). Source: DELWP property sales data, ABS Census 2021.

Affordability gap: Between 2006 and 2021 the median house price in Boroondara rose by 215% while median household income grew by only 57%. The resulting 158 percentage point gap represents one of the largest price-to-income divergences across metropolitan Melbourne over that period. Only 3% of private rentals in the LGA are affordable to the lowest income quintile - placing Boroondara at the extreme end of the accessibility spectrum. Social housing at 1.2% of stock is the lowest in the inner east and ranks 27th out of 31 Greater Melbourne LGAs by social housing share.

04State Housing Targets Assessment

Source: Plan for Victoria (February 2025) - DTP Housing Targets dataset - Boroondara Council response June 2024 - Housing Statement Reform Act 2025

TARGET 01

67,000 new dwellings to 2051 - approx. 2,500 dwellings per year

Critical gap - 300% above recent run-rate

Current run-rate (1,232 pa / 2,500 pa target)49%

Projected dwelling growth 2024-2044 (DTP VIF 2023)11,000 / 67,000 (16%)

Activity centre programs announced (Kew Jnct, Hawthorn, Glenferrie, Auburn)4 of 79 LGA centres

Boroondara Council has publicly noted that the 67,000 target represents a 300% increase on historical annual approvals. The current run-rate of 1,232 dwellings per year (2024-25, ABS Building Approvals) is less than half the required pace. Victoria in Future 2023 (DTP) projects 11,000 additional dwellings in Boroondara between 2024 and 2044 under current zone settings - a fraction of what the state target requires.

TARGET 02

70% infill - activity centre and station precinct focus

Depends on activity centre program delivery

Activity centres with DTP plans announced (Kew Jnct, Hawthorn, Glenferrie, Auburn)4 centres

Share of LGA approvals in activity centre locations (est. 2022-24)~38%

The Victorian Government's Activity Centre Program has identified four centres in Boroondara - Kew Junction, Hawthorn, Glenferrie and Auburn - for new planning controls. These centres will carry the weight of most required infill delivery. Outside these nodes, GRZ8's 9 metre mandatory height and 35% garden area requirements constrain medium density development across the residential hinterland.

TARGET 03

Social housing: reach 4.5 per 100 private dwellings (Infrastructure Victoria benchmark)

Severely below benchmark - direct investment essential

Current social housing share (1.2% / 931 dwellings)1.2%

Infrastructure Victoria benchmark (4.5%)4.5%

With only 931 social housing dwellings as at June 2024 - ranked 27th of 31 Greater Melbourne LGAs by proportion - Boroondara has the lowest social housing share of any inner-eastern LGA. Reaching the 4.5% benchmark against the 2051 dwelling base of approximately 140,000 dwellings would require around 5,370 social dwellings - an increase of approximately 4,440 over the current stock. This cannot be delivered through the planning system alone. Homes Victoria identified Boroondara as one of the five highest social housing demand LGAs in 2021 (VAGO 2024).

Figure 6: Indicative housing capacity by zone and change area. Total feasible capacity estimated at ~42,800 dwellings - well short of the 67,000 target on current zone settings. Source: DTP HCAP methodology, Boroondara Planning Scheme, ABS Mesh Block 2021.

Separate house share

49%

Below LGA avg of 53%

Med / high density

51%

Above LGA avg of 47%

Median weekly rent

~$950

Above LGA median of $911

Target share (est.)

10,200

Of 67,000 LGA target

Figure 7: Kew planning controls - schematic. GRZ8 dominates the residential area. C1Z at Kew Junction is the primary opportunity node. HO precincts affect significant portions of Studley Park surrounds and the eastern edge. LSIO applies near the Yarra. Verify all controls via VicPlan prior to any application.

Zone split - Kew suburb

GRZ8 residential

62%

C1Z commercial

12%

NRZ neighbourhood

14%

LSIO / flood overlay

Heritage Overlay land

Approved height benchmarks by zone (VCAT 2023-24)

Boroondara GRZ8

9m max

Kew Jnct C1Z

16m

Stonnington GRZ

11m

Yarra City

14m

Melbourne City

24m+

Figure 8: Boroondara residential permit activity (left) and VCAT outcome trend (right) 2020-2024. Council's success rate at VCAT has strengthened over the period. Source: DELWP PPAR, Boroondara Council data, VCAT decisions database.

KWKew - Planning Context and Development Issues

Kew in context: Kew is the second largest suburb in Boroondara by population and has higher medium and high density stock (51%) than the LGA average, driven largely by development along Cotham Road and around Kew Junction. Half of its dwellings remain separate houses, many on large lots with significant heritage and vegetation constraints. The suburb is served by tram routes 48 and 109 and sits within 8km of the CBD. Kew Junction is designated as a Neighbourhood Activity Centre and is one of four Boroondara centres included in the Victorian Government's Activity Centre Program - the primary mechanism through which Kew will contribute to the state housing target.

KEW 01

Kew Junction Activity Centre - the primary housing delivery node

Critical

Kew Junction C1Z carries the weight of meaningful housing delivery within the suburb. The Victorian Government's Activity Centre Program has flagged Kew Junction for new planning controls. Three to four storey built form has been approved at the junction where ground floor retail activation is retained and upper levels respond to heritage interfaces. The C1Z currently covers approximately 12% of the suburb - future uplift through DTP Activity Centre controls is the primary mechanism for increasing housing yield. Applications within or immediately adjacent to the junction should be designed to the upper range of what the centre can absorb.

KEW 02

Heritage Overlay - the primary site constraint

Critical

Heritage precincts dominate the Studley Park surrounds, the eastern Kew residential streets and parts of Cotham Road. An HO designation - individual or precinct - is the first thing to verify on any site. A heritage impact assessment by a recognised practitioner is non-negotiable. Council will engage its own advisor and budget for peer review risk. VCAT decisions in Kew consistently confirm that Council's HO evidence base is well prepared and actively used.

KEW 03

GRZ8 schedule - 9 metre height cap and 35% garden area

Critical

GRZ8 is Boroondara's signature restrictive residential schedule. The mandatory 9 metre height cap and the 35% minimum garden area requirement are hard floors on 62% of Kew's land. On standard lots of 650-800sqm, the garden area requirement alone determines maximum developable footprint before setbacks, overlooking or shadowing are even considered. Two-lot Torrens title subdivision on lots under 1,000sqm is consistently refused where the schedule cannot be met. Run the numbers before exchange.

KEW 04

Vegetation and tree impacts

High

Kew has high canopy cover, reflecting a combination of large private gardens, Significant Tree Register protections and Vegetation Protection Overlay provisions. An arborist report is required for most residential permit applications. Tree removal runs as a parallel process to planning permits and can be independently contested. On sites with mature canopy trees, a pre-application arborist assessment is worth commissioning before any design is locked in.

KEW 05

LSIO and drainage near the Yarra

Medium

Sites near Gardiner's Creek and the Yarra floodplain carry Land Subject to Inundation Overlay controls requiring hydraulic assessment. Even sites not directly within LSIO may face drainage challenges given the topography of Kew's southern edge towards Studley Park. Check DELWP flood mapping and Melbourne Water drainage overlays before proceeding to design.

05Submission - Response to State Housing Targets

Section 1 - Council position on the housing target

The City of Boroondara accepts that the Victorian Government has set a housing target of 67,000 new dwellings to 2051 for the LGA under the Plan for Victoria (February 2025). Council does not dispute that housing growth is needed in well-located areas. It disputes the deliverability of the target under current zone settings and without a committed infrastructure program.

The 67,000 figure represents a 300% increase on Boroondara's current annual approval rate of approximately 1,200 dwellings per year. Council has formally noted that releasing targets of this scale without corresponding commitments to public open space, drainage, education facilities, health services and transport infrastructure is irresponsible planning. Developers build housing - councils cannot compel them to lodge or build. The existence of a planning target does not guarantee delivery.

Council requests that the state government clarify whether the target is a planning capacity measure or a delivery obligation, confirm infrastructure funding commitments that will accompany any uplift in residential zoning and acknowledge the gap between theoretical planning capacity and market-driven actual construction, which across Victoria currently stands at thousands of approved but unbuilt dwellings.

Boroondara's position: growth yes - but targeted, infrastructure-supported and realistic. A 300% increase in delivery with no state infrastructure budget is not a housing plan.

Section 2 - Activity centre program and Kew Junction

Council acknowledges the Victorian Government's Activity Centre Program which has identified Kew Junction, Hawthorn, Glenferrie and Auburn as priority centres for new planning controls. These four centres represent the most realistic mechanism for meaningful infill housing delivery in Boroondara given the constraints that GRZ8 imposes across the residential hinterland.

Council supports 3 to 4 storey mixed-use development at Kew Junction where ground-floor activation is retained and built form responds to adjoining heritage interfaces. For sites immediately outside the C1Z boundary, Council's position is that the activity centre controls should extend to a clearly defined and evidence-based walkable catchment - not arbitrarily into the residential hinterland. Heritage and neighbourhood character evidence must remain a live consideration in any uplift area.

On Kew Junction: the junction can grow - but the evidence base matters and the heritage interface must be respected.

Section 3 - Social and affordable housing

With 931 social housing dwellings representing 1.2% of LGA stock - the lowest rate in the inner east and 27th of 31 Greater Melbourne LGAs - Boroondara has a documented and growing deficit. Homes Victoria identified Boroondara as one of the five highest demand LGAs in metropolitan Melbourne as at 2021 (VAGO 2024). This demand is not being met through current stock levels or pipeline.

Council calls for a binding Homes Victoria investment commitment to Boroondara as part of the housing targets program. A minimum affordable housing contribution - embedded through Section 173 Agreements in future Activity Centre developments - should be negotiated at the time planning controls are established, not left as a voluntary measure dependent on individual developer appetite.

Social housing: Boroondara has the highest demand pressure and the lowest stock proportion in the inner east. The state must invest directly.

06Key Evidence Requirements

EVIDENCE 01

Activity centre capacity and feasibility modelling - Kew Junction and others

Critical

DTP and Council should jointly commission a housing capacity and development feasibility assessment for each of the four Activity Centres before planning controls are gazetted. Without feasibility testing at current construction costs and rental yields, there is a real risk that uplift is zoned but not built - replicating the statewide pattern of approved-but-undelivered dwellings.

EVIDENCE 02

Infrastructure gap analysis across all four activity centres

Critical

Drainage, open space, school capacity, community health and transport network impacts should be assessed for each centre before uplift controls commence. The infrastructure contributions levy framework (effective January 2027) provides a partial mechanism - but state budget commitments for major items like open space and transport are needed to underwrite confidence in the program.

EVIDENCE 03

Heritage and neighbourhood character evidence base - Kew suburb

High

Boroondara's Residential Neighbourhood Character Study (2022) is the most actively deployed character evidence base at VCAT in metropolitan Melbourne. For Kew specifically, Council should update site-by-site heritage status assessments for non-contributory sites within HO precincts - this is the most direct mechanism for recovering developable capacity without compromising the heritage values the overlay protects.

AAppendix: Data Sources and Methodology

Source	Publisher	Description	Date
ABS Census 2021 (TableBuilder, SA2 and suburb)	Australian Bureau of Statistics	Population, dwelling structure, tenure, household composition and income by SA2 and suburb. Kew suburb data sourced directly from ABS Census 2021 TableBuilder.	2021
Victoria in Future (VIF) 2023	Dept of Transport and Planning, VIC	Official state population and household projections by LGA to 2056. High/medium/low series. Council's own 15-year projection of +28,700 residents and +9,400 dwellings is consistent with VIF medium series.	2023
DFFH Rental Report	Dept of Families, Fairness and Housing	Quarterly rental bond data including median rents, affordable lettings by bedroom type and vacancy indicators. September quarter 2024 data used for affordability analysis.	2024
DTP Housing Targets 2025	Dept of Transport and Planning, VIC	LGA-level housing targets as published in Plan for Victoria February 2025. Boroondara target confirmed at 67,000 new dwellings to 2051.	2025
Homes Victoria Victorian Housing Register (VHR) and Social Housing Register	Dept of Families, Fairness and Housing	Social housing dwellings by LGA as at June 2024. Boroondara confirmed at 931 social housing dwellings.	2024
ABS Building Approvals (formerly 8731.0)	Australian Bureau of Statistics	Residential building approvals by LGA - annual and quarterly series. Latest release: March 2026 (ABS).. Boroondara 2024-25: 1,232 dwellings approved.	2024-25
VAGO - Planning Social Housing (2024)	Victorian Auditor-General's Office	Performance audit of Homes Victoria's planning and delivery of social housing including LGA-level demand modelling. Boroondara identified as top-5 demand LGA as at 2021.	2024
DTP Planning Permit Activity Report (PPAR)	Dept of Transport and Planning, VIC	Annual planning application data across all Victorian councils including residential categories and decision outcomes.	2024
VCAT Planning Decisions Database	Victorian Civil and Administrative Tribunal	Register of planning decisions at VCAT including outcomes and grounds. Searched for Boroondara and Kew decisions 2020-2024.	2020-2024
Boroondara Housing Statistics (Council)	City of Boroondara	Council-published housing statistics covering dwelling type, social housing stock, building approvals and housing cost trends. Underpinned by ABS Census 2021 and DTP data.	2024
Boroondara Housing Strategy 2023	City of Boroondara	Adopted September 2023. Three strategic directions for housing growth with a 15-year projection basis. Council's own target of +9,400 dwellings to 2038.	2023
Boroondara Residential Neighbourhood Character Study	City of Boroondara	Neighbourhood character profiles for all Boroondara precincts. Frequently cited in VCAT proceedings as the primary character evidence base for the LGA.	2022
Boroondara Planning Scheme (VicPlan / VMPLAN)	City of Boroondara / DTP	GRZ8 schedule controls, NRZ schedule controls, C1Z provisions, Heritage Overlay schedules and Neighbourhood Character Overlay. Verified via VicPlan May 2026 (updated weekly).	Current
Planning Practice Note 90 (PPN90) - Planning for Housing	Dept of Transport and Planning, VIC	Primary guidance for housing strategy preparation and change area framework methodology.	Current
DELWP / Melbourne Water LSIO mapping	Melbourne Water / DELWP	Land Subject to Inundation Overlay spatial data accessed via data.vic.gov.au for Kew flood risk assessment context.	Current
Property price data	DELWP (property sales statistics)	Median house price trends in Boroondara 2006-2021. Compiled by Boroondara Council via housing statistics page.	2021

Methodology notes

This report draws on publicly available Victorian and Australian government data sources current as at May 2026. Dwelling type, tenure and income data are drawn directly from ABS Census 2021 (TableBuilder, LGA21110 and Kew suburb geography). Rental affordability is derived from Homes Victoria Quarterly Rental Report data cross-referenced with ABS 2021 income quintiles - a household is treated as experiencing rental stress when housing costs exceed 30% of gross income. Housing capacity estimates follow the DTP Housing Capacity Assessment Platform (HCAP) methodology: theoretical capacity is zone area multiplied by assumed density; feasible capacity subtracts land subject to Heritage Overlay, Significant Landscape Overlay, Environmental Significance Overlay and Special Building Overlay. Kew suburb target share is estimated based on population proportion and accessibility weighting relative to LGA total. Charts and figures are prepared for briefing and analysis purposes only and do not constitute a formal planning or legal opinion. All planning controls and overlay status must be verified against the current Boroondara Planning Scheme via VicPlan prior to any application.

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Development Alignment Brief - Development Due Diligence

Development Alignment
Brief

Kew, Victoria - Development Due Diligence - May 2026

Client / Project

Kew Brief

Geography

Suburb - Kew VIC 3101

State

Victoria

Prepared

May 2026

01Site Controls & Local Planning Context

Zoning

Kew sits within the City of Boroondara planning scheme. The suburb is predominantly General Residential Zone - Schedule 8 (GRZ8), Boroondara’s signature restrictive residential schedule capping mandatory heights at 9 metres with a 35% minimum garden area requirement. Pockets along High Street, Cotham Road, and Glenferrie Road carry Neighbourhood Residential Zone (NRZ) or Commercial 1 Zone (C1Z) controls.

Overlays

Heritage Overlay (HO) precincts dominate, particularly around Studley Park and Kew Junction. The Neighbourhood Character Overlay (NCO) applies broadly across GRZ land. Sites near the Yarra carry LSIO or Floodway Overlay controls requiring hydraulic assessment.

Figure 1: Planning controls map - Kew (schematic). Zones, overlays and key landmarks. Verify all controls via VicPlan prior to lodgement.

Zone split - Kew suburb

GRZ8 (General Res.)

62%

NRZ (Neighbourhood)

14%

C1Z (Commercial 1)

12%

LSIO (Flood overlay)

HO (Heritage)

Strategic Framework

Plan Melbourne 2017–2050 places Kew in the established metropolitan context with Kew Junction at a Neighbourhood Activity Centre designation. Boroondara’s Residential Neighbourhood Character Study provides a well-documented evidence base actively deployed at VCAT. No Precinct Structure Plans or activity centre structure plans are in place to unlock meaningful uplift in the near term. Boroondara’s Housing Strategy channels growth to activity centre interfaces - not the residential hinterland.

02Recent Signals from Permit Activity

Typical approved building heights by zone / council (metres)

VCAT decisions 2023–24Council planning schemes

Permit activity - Kew precinct 2020–2024

Year	Approved	Refused	VCAT Appeals
2020	42	18	8
2021	38	22	10
2022	44	20	9
2023	39	24	12
2024	35	26	14

DELWP PPARBoroondara Council

Council attitude: protective and consistent. Boroondara is one of the most active permit-refusal councils in metropolitan Melbourne. Applications pushing beyond two storeys in GRZ8 routinely attract refusal. VCAT appeal rates have risen year-on-year - but developer success rates have declined, with Council’s win rate now above 60% on residential character grounds.

Commercial and mixed-use nodes: more appetite. Permit activity along Kew Junction C1Z and High Street shows Council is more accommodating of mixed-use development where ground-floor retail is retained and built form respects heritage interfaces. Three-to-four storey built form has been permitted at activity centre nodes.

Subdivision: very constrained. Two-lot Torrens title subdivision on standard lots in GRZ8 has been consistently refused where the 35% garden area requirement cannot be met. Near-impossible on lots under 1,000sqm without demonstrated schedule compliance.

03Likely Issues & Evidence Gaps

ISSUE 01

Heritage - the primary constraint

High

If the site is within or adjacent to an HO precinct or carries an individual HO, this is the first and most resource-intensive issue. A heritage impact assessment by a recognised practitioner is non-negotiable. Council will engage its own advisor. Budget for peer review risk.

ISSUE 02

Neighbourhood character

High

Boroondara’s NCO and character evidence base mean every residential application is assessed against street setbacks, height rhythm, vegetation canopy, and landscaping. An urban context report with photos, measurements, and analysis is essential - generic reports are routinely dismissed at VCAT.

ISSUE 03

Garden area and site coverage

High

GRZ8’s 35% garden area requirement is a hard floor. On many Kew lots this constraint alone determines maximum developable footprint before anything else is considered. Verify lot area and run the numbers before exchange.

ISSUE 04

Tree and vegetation impacts

Medium

Kew has high canopy cover. Council’s Significant Tree Register and any Vegetation Protection Overlay may protect on-site or street trees. An arborist report is likely required. Tree removal applications run parallel to planning permits and can be independently contentious.

ISSUE 05

Traffic and car parking

Medium

For anything beyond single dwellings, a traffic and parking assessment will be required - particularly near Kew Junction. Council scrutinises accessway locations relative to tram routes and arterial traffic management.

ISSUE 06

Flood and drainage

Low

Sites near Gardiner’s Creek or the Yarra floodplain require hydraulic assessment. Even sites not directly in LSIO may have drainage issues given Kew’s topography. Check DELWP flood mapping and Melbourne Water drainage overlays before proceeding.

Key evidence gaps to resolve before lodgement

Heritage status of the site and any adjoining contributory buildings
Arborist assessment of all trees on and adjacent to the site
GRZ8 schedule requirements vs site dimensions (garden area test)
Melbourne Water flood mapping check
Recent VCAT decisions within 500m for comparable proposals

Indicative planning timeline - contested residential permit (months)

04Plain-English Alignment View

Overall read - Kew, City of Boroondara

Kew is a high-value suburb with strong underlying land economics - but one of the hardest planning environments in metropolitan Melbourne for residential development. Boroondara Council is experienced, well-resourced, and ideologically aligned with its community on protecting neighbourhood character. If you’re expecting a straightforward medium-density play, this is the wrong suburb.

The realistic opportunity sits in two places. First, commercial and mixed-use sites at the Kew Junction or High Street interface - three to four storeys, ground-floor activation, well-designed upper levels - where Council has demonstrated some approval appetite. Second, well-located large lots (900sqm+) with no heritage controls, good street setback depth, and existing vegetation that can be retained. In those situations, a single-dwelling replacement or carefully designed two-dwelling development can get through - but margin is tight once design, reporting, and potential VCAT costs are factored in.

The path of least resistance: engage a senior Boroondara-experienced town planner before exchange, commission heritage and arborist reports immediately, and design to the zone rather than hoping VCAT will rescue an over-reaching scheme. Budget 12–18 months for a contested permit.

Bottom line: Kew rewards patient, well-capitalised developers who do their homework. It punishes those who underestimate Council or cut corners on the evidence base. If the site carries an individual Heritage Overlay, price that risk carefully.

Pathway 1 - Activity centre / mixed-use

Kew Junction C1Z or High Street interface
3–4 storeys with ground-floor retail activation
Heritage-sensitive design at precinct edges
Council has demonstrated approval appetite here
Requires strong urban design narrative

Pathway 2 - Large lot residential

Lots 900sqm+ with no individual Heritage Overlay
Good street setback depth and retained vegetation
Single-dwelling replacement or 2-dwelling max
Margin tight - factor design, reports, VCAT costs
Engage experienced Boroondara planner before exchange

AAppendix: Data Sources & Methodology

Source	Publisher	Description	Date
Vicmap Planning (VMPLAN)	Dept of Transport and Planning, VIC	Planning scheme zones and overlay controls for all Victorian planning schemes. Updated weekly.	April 2025
VicPlan Interactive Map	Dept of Transport and Planning, VIC	State-wide map viewer for location-based planning scheme information including zones and overlays.	April 2025
Victorian Planning Provisions (VPP)	Dept of Transport and Planning	Complete provisions including GRZ Schedule 8 (Boroondara), NRZ, and C1Z controls referenced throughout this brief.	Current
Boroondara Planning Scheme	City of Boroondara	Heritage Overlay schedules, Neighbourhood Character Overlay, Design and Development Overlays, and zone schedules.	Current
Planning Permit Activity Report (PPAR)	DELWP / Dept of Transport and Planning	Annual and quarterly reporting of planning application data across all Victorian councils.	2024
VCAT Planning Decisions Database	Victorian Civil and Administrative Tribunal	Register of planning decisions at VCAT including outcomes, grounds, and responsible authority positions. Searched for Boroondara/Kew decisions 2019–2024.	2019–2024
Boroondara Planning Applications Register	City of Boroondara	Permit application register including application categories, decision outcomes, and status within the municipality.	2020–2024
Plan Melbourne 2017–2050	Dept of Transport and Planning, VIC	Metropolitan planning strategy providing strategic direction for Melbourne growth, activity centres, and housing policy.	2017 (updated 2023)
Boroondara Housing Strategy	City of Boroondara	Adopted housing strategy directing residential growth to activity centre interfaces.	2021
Boroondara Residential Neighbourhood Character Study	City of Boroondara	Character study providing neighbourhood profiles for all Boroondara precincts. Frequently cited in VCAT proceedings.	2022
ABS SA2 Boundaries	Australian Bureau of Statistics	SA2 geographic boundaries used for demographic analysis and spatial referencing of the Kew area.	2021
DELWP Flood Mapping - LSIO	Melbourne Water / DELWP	LSIO and Floodway Overlay spatial data accessed via data.vic.gov.au for flood risk assessment context.	Current
Vicmap Property	Land Use Victoria	Cadastral and property data including lot boundaries, areas, and addresses across Victoria.	Current

Methodology notes

This brief draws on publicly available Victorian planning data, VCAT decisions, council planning instruments, and ABS demographic statistics current as at May 2026. Permit activity data is indicative and based on reported council and state government datasets - individual permit records were not independently verified. VCAT outcome trends are derived from published decisions and may not capture all unreported or settled matters. Zoning and overlay information is sourced from Vicmap Planning (weekly update cycle) and should be verified against the current Boroondara Planning Scheme prior to lodgement. Charts and figures are schematic representations for briefing purposes only and do not constitute a formal planning or legal opinion. This brief is not a substitute for advice from a registered planning consultant, heritage advisor, or legal practitioner.

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Place AU

Business Investment Report - Suburb Analysis

Kew
Business Investment &
Opportunity Report

Kew VIC 3101 - City of Boroondara - May 2026

Report type

Business Investment Analysis

Geography

Suburb - Kew VIC 3101 (SAL21336)

Data currency

ABS Census 2021 · Boroondara 2024

Prepared

May 2026 - Government sources only

01Suburb Overview & Location Context

Kew occupies approximately 10.53 km² along the northern bank of the Yarra River, bounded by Hawthorn to the west, Balwyn and Balwyn North to the east, and Ivanhoe and Alphington to the north. It sits within the City of Boroondara local government area, which recorded a Gross Regional Product of $14.74 billion in 2023–24 (City of Boroondara, 2024).

The suburb's primary commercial node - Kew Junction - sits at the intersection of High Street and Cotham Road and is one of Boroondara's 50+ designated shopping precincts. It is also one of four Activity Centres in Boroondara selected under the Victorian Government's Activity Centre Program for future uplift planning controls (DTP, 2025).

Figure 1: Kew within City of Boroondara - suburb boundaries, Kew Junction Activity Centre, tram corridors, Yarra River. Schematic only. Sources: DTP Activity Centre Program 2025; ABS Census 2021.

Population (ABS 2021)

24,499

Est. 25,872 at June 2024

Median age

41 yrs

Victoria median: 38

Median HH weekly income

$2,497

Victoria: $1,759 (+42%)

Bachelor degree or higher

52%

Victoria: 29.2%

Work from home (Census day)

40.1%

Victoria: 25.7%

ABS Census 2021 - QuickStats SAL21336ABS Estimated Resident Population 2024City of Boroondara Economic Profile 2024

02Population Growth & Demographic Mix

Sources: ABS Census 2001, 2016, 2021 (QuickStats SAL21336 / SSC21328); ABS Estimated Resident Population, Suburbs and Localities, June 2024.

Population trend - Kew suburb

Population growth context

Period	Change	Growth %
2001–2016 (15 yrs)	+1,916	+8.5%
2016–2021 (5 yrs)	−106	−0.4%
2021–2024 (3 yrs est.)	+1,373	+5.6%
Annual growth rate (2024)	+1.76% p.a.

Age distribution - Kew vs Victoria (ABS 2021)

0–14 years

15.1%

Vic: 18.0%

15–29 years

20.8%

Vic: 19.2%

30–49 years

23.7%

Vic: 28.8%

50–64 years

20.2%

Vic: 17.8%

65–74 years

10.1%

Vic: 9.3%

75+ years

9.3%

Vic: 7.5%

Median age: Kew 41 · Victoria 38 · Australia 38

Household & family composition

Couple with children

46.6%

Vic: 45.5%

Couple, no children

37.8%

Vic: 37.6%

One-parent family

13.6%

Vic: 15.2%

Lone-person HH

26.0%

Vic: 25.9%

Investment signal: Kew skews significantly older than the Victorian and Australian averages. The 50–69 age cohort - representing over 28% of residents - has above-average wealth accumulation, low debt, and sustained demand for healthcare, lifestyle services, and premium convenience. The 46.6% couple-with-children share, combined with dramatically high non-government school enrolment (see Section 03), signals sustained demand for education services, family-oriented retail, and premium childcare. The 40.1% WFH rate creates a structurally elevated daytime resident economy - 56% above the Victorian norm.

ABS Census 2021 - QuickStats SAL21336ABS Census 2016 - QuickStats SSC21328ABS Estimated Resident Population - June 2024

03Income, Wealth, Workforce & Education

Sources: ABS Census 2021 QuickStats and Community Profiles (SAL21336). All percentages based on place of usual residence unless noted.

Median personal weekly income

$1,120

Victoria: $803 (+39%)

Median family weekly income

$3,301

Victoria: $2,136 (+55%)

HH earning $3,000+/week

43.8%

Victoria: 24.2%

Dwellings owned outright

39.5%

Victoria: 32.2%

Occupation breakdown - employed residents

Professionals

41.6%

Vic: 25.0%

Managers

19.4%

Vic: 14.0%

Clerical & Admin

11.5%

Vic: 12.4%

Sales Workers

7.7%

Vic: 8.3%

Comm. & Personal Svc

7.7%

Vic: 11.0%

Technicians & Trades

5.5%

Vic: 12.6%

Labourers

3.3%

Vic: 8.8%

Labour force participation

In labour force

63.6%

Vic: 62.4%

Employed full-time

56.5%

Vic: 56.2%

Employed part-time

33.9%

Vic: 32.3%

Unemployed

3.9%

Vic: 5.0%

Worked from home

40.1%

Vic: 25.7%

Top industries of employment - residents (ABS 2021)

#	Industry	Kew %	Vic %
1	Hospitals (excl. psychiatric)	6.4%	4.6%
2	Cafes & Restaurants	3.0%	2.4%
3	Legal Services	2.8%	1.0%
4	Computer System Design	2.7%	2.1%
5	Accounting Services	2.6%	1.3%

Legal services residents are 2.8× the Victorian rate. Accounting services are 2.0× the Victorian rate. These signal a professional services economy significantly above average.

Education attainment - age 15+ (ABS 2021)

Bachelor degree+

52.0%

Vic: 29.2%

Diploma / Adv. Dip.

8.7%

Vic: 9.8%

Year 12

14.3%

Vic: 14.9%

School enrolment type - students (ABS 2021)

Non-govt secondary

15.6%

Vic: 4.2%

Non-govt primary

6.7%

Vic: 3.0%

University / higher ed.

26.8%

Vic: 16.6%

Non-government secondary enrolment is 3.7× the Victorian rate - indicating deep parental investment in private schooling and creating strong demand for education services.

ABS Census 2021 - QuickStats SAL21336ABS Census - Occupation (OCCP), Industry (INDP), Education (HEAP, TYPP)

04Cultural Diversity, Housing & Kew Junction Catchment

Ancestry - top responses (ABS 2021)

English

29.1%

Vic: 29.2%

Australian

23.8%

Vic: 27.2%

Chinese

16.2%

Vic: 6.6%

Irish

13.2%

Vic: 9.4%

Scottish

9.9%

Vic: 8.2%

Language spoken at home (ABS 2021)

English only

70.3%

Vic: 67.2%

Mandarin

8.6%

Vic: 3.4%

Greek

3.0%

Vic: 1.6%

Cantonese

2.8%

Vic: 1.3%

Italian

1.7%

Vic: 1.4%

Mandarin at home: 2.5× Victorian rate. China is the 2nd-highest birthplace (6.6% vs 2.6% Vic). Malaysia is 3rd at 2.2% vs 1.0% Vic.

Dwelling structure & tenure (ABS 2021)

Dwelling type

Separate house

50.5%

Vic: 73.4%

Townhouse / semi

23.6%

Vic: 13.9%

Flat / apartment

25.6%

Vic: 12.1%

Tenure

Owned outright

39.5%

Vic: 32.2%

With mortgage

29.0%

Vic: 36.1%

Rented

28.6%

Vic: 28.5%

Kew Junction catchment - ABS 2021 TableBuilder (1.5km radius)

Indicator	Value
Residents within 1.5 km	24,404
Workers within 1.5 km	15,957
Households earning $3,000+/wk	39%
Households earning <$800/wk	13%
Most represented age group	20–29 yrs (15% / 3,635 residents)
Aged 60+ residents	23%
Born overseas (top 3: China, England, India)	29%
Couples with children (dominant HH type)	30%

ABS Census 2021 - QuickStats SAL21336City of Boroondara - Kew Junction Customer Profile 2024 (source: ABS TableBuilder 2021)

05SWOT Analysis - Business Investment Perspective

All SWOT points are directly substantiated by government data cited throughout this report. The analysis is framed from the perspective of a prospective business investor or operator considering a commercial presence in Kew.

Strengths

Median household income 42% above Victorian average ($2,497 vs $1,759/wk) - one of Melbourne's highest-spending local catchments [ABS 2021]
52% of adults hold a bachelor degree or higher - vs 29% statewide - sophisticated, quality-driven consumers [ABS 2021]
41.6% of employed residents are Professionals (vs 25% Vic.) - underpins demand for premium B2B and B2C services [ABS 2021]
40.1% worked from home on Census day - structurally elevated daytime foot traffic, 56% above Victorian norm [ABS 2021]
Legal services residents 2.8× Victorian rate; accounting 2.0× - professional services cluster with affluent client base [ABS 2021]
39.5% own home outright - low financial stress; high discretionary spend capacity [ABS 2021]
Low unemployment (3.9% vs 5.0% Vic.); high voluntary work rate (19.1% vs 13.3% Vic.) - stable, civically engaged community [ABS 2021]
Kew Junction designated Activity Centre - council investment commitment and planning policy support [City of Boroondara EDS 2024; DTP 2025]

Weaknesses

No train station - limits non-resident visitation; weaker after-hours economy than train-connected suburbs
Extensive Heritage Overlays - constrain fit-out flexibility, increase approval timelines and construction costs [Boroondara Planning Scheme via VicPlan 2026]
High commercial rents reflecting land values - raises minimum viable revenue thresholds for new entrants
Older demographic skew (median 41) limits appeal for youth-oriented categories (entertainment, fast fashion, nightlife)
Modest population growth rate (~1.76% p.a.) limits scalable volume-based business models [ABS ERP 2024]
Car-dependent access for many residents (1.7 motor vehicles per dwelling) - reduces spontaneous pedestrian spend [ABS 2021]
23.3% of mortgaged households pay 30%+ of income in repayments - subset experiencing financial stress [ABS 2021]

Opportunities

WFH population (40.1%) creates demand for co-working, premium all-day hospitality, and business services - unmet at this scale [ABS 2021]
Chinese-Australian community significantly under-served: 16.2% Chinese ancestry; 8.6% Mandarin at home (2.5× Vic. rate) [ABS 2021]
Ageing population: 16.9% aged 65+ with high wealth - allied health, aged care coordination, home support [ABS 2021]
Non-government school enrolment 3.7× Vic. rate - strong demand for tutoring, selective school coaching, enrichment [ABS 2021]
DTP Activity Centre Program for Kew Junction - planning uplift ahead; increased residential density planned [DTP 2025]
25.6% apartment dwellers (vs 12.1% Vic.) - under-supplied convenience and quick-service retail for apartment residents [ABS 2021]
City of Boroondara Economic Development Strategy 2024 - council committed to activating Kew Junction and growing visitor economy [Boroondara EDS 2024]

Threats

High-income residents can access CBD, Camberwell, and Hawthorn easily - loyalty must be earned, not assumed from proximity
Established incumbent businesses with long community tenure in a small precinct - high barriers to switching
Heritage and planning processes can delay commercial fit-out approvals - risk of longer pre-revenue periods [Boroondara Planning Scheme 2026]
Online retail substitution: tech-literate, high-income professionals have highest digital purchasing rates - commoditised goods face direct threat
Rising construction costs: commercial fit-out inflation reduces viability margin for new tenancies (general market condition)
Mortgage stress subset (23.3% of owner-mortgagors above 30% threshold) may constrain discretionary spend in a rate-sensitive environment [ABS 2021]

ABS Census 2021 - QuickStats & Community Profiles SAL21336City of Boroondara Economic Development Strategy 2024DTP Activity Centre Program 2025Boroondara Planning Scheme - VicPlan May 2026

06Viable Business Opportunities

Ranked by the strength and convergence of demographic signals from government data. Each opportunity is directly linked to measured characteristics of the Kew resident and worker population.

OPP 01

Allied Health & Specialist Medical Services

Very High Priority

Data signals: Hospitals are the #1 resident industry (6.4% vs 4.6% Vic.); 16.9% of residents are aged 65+; 14.9% provide unpaid disability assistance; median age is 41. The suburb has a documented ageing-in-place dynamic with high wealth.

Viable formats: physiotherapy, psychology, dietetics, occupational therapy, specialist GP, cosmetic medicine, preventative health. The high concentration of health professionals as residents (both potential clients and referral sources) is a structural commercial advantage. Premium pricing is sustainable at Kew income levels.

ABS 2021 - INDP (industry by suburb)ABS 2021 - AGEP, UNCAREP

OPP 02

Premium Hospitality & Specialty Food & Beverage

Very High Priority

Data signals: Cafes and restaurants are the #2 resident industry (3.0% vs 2.4% Vic.); median household income is $2,497/week; 40.1% worked from home on Census day; 15,957 workers are within 1.5 km of Kew Junction. The WFH rate sustains all-day weekday demand independent of a CBD commuter economy.

Viable formats: specialty coffee, wine bars, premium casual dining, health-focused lunch concepts, deli and providore, authentic Asian cuisine (servicing the 16.2% Chinese-ancestry community). City of Boroondara's Economic Development Strategy explicitly targets visitor economy growth for Kew Junction.

ABS 2021 - INDP, MTWPBoroondara Kew Junction Customer Profile 2024Boroondara EDS 2024

OPP 03

Professional & Business Services (B2B)

High Priority

Data signals: Legal services residents are 2.8× the Victorian rate; accounting services are 2.0× the Victorian rate; 19.4% of employed residents are Managers; computer system design and related services (2.7% vs 2.1% Vic.) indicate a growing tech-professional cohort. City of Boroondara's LGA-wide GRP is $14.74 billion (Boroondara Council, 2024) - providing a substantial local corporate economy.

Viable formats: financial planning, virtual CFO, specialist HR consulting, executive coaching, bookkeeping, legal support services, IT managed services. High incidence of self-employed professionals (indicated by WFH data) creates demand for services tailored to sole traders and small practices.

ABS 2021 - INDP, OCCP, MTWPCity of Boroondara Council - Economic Profile 2024

OPP 04

Children's Education, Tutoring & Enrichment

High Priority

Data signals: 46.6% of families are couples with children; non-government secondary school enrolment is 15.6% (3.7× the Victorian rate of 4.2%); university attendance is 26.8% of enrolled students (vs 16.6% Vic.). These are structural indicators of high parental investment in educational outcomes.

Viable formats: selective school coaching (ACER, scholarship), VCE subject tutoring, music and performing arts academies, coding and STEM enrichment, second-language programs. The income base ($3,301 median family income/week) supports premium pricing well above suburban averages. Demand is structural, not cyclical.

ABS 2021 - TYPP (school type), HEAP, FMCF

OPP 05

Wellness, Fitness & Lifestyle Services

High Priority

Data signals: 50–64 year cohort is 20.2% of the population (above Vic. 17.8%); 26.0% lone-person households signal demand for service-based wellbeing; 7.6% of residents report a mental health condition; voluntary work rate is 19.1% (vs 13.3% Vic.), indicating a community-oriented lifestyle. WFH professionals represent a strong weekday morning and lunchtime cohort.

Viable formats: boutique Pilates and yoga studios, personal training, skin clinics, mindfulness coaching, premium dry-cleaning and lifestyle support services. Small-format boutique fitness (sub-200 sqm) with high per-session yield aligns well with Kew's commercial rent environment.

ABS 2021 - AGEP, LTHP, VOLWP, HHCD

OPP 06

Culturally Specific Services - Chinese-Australian Community

Medium–High Priority

Data signals: 16.2% Chinese ancestry (2.5× Victorian rate of 6.6%); 8.6% Mandarin at home (2.5× Victorian rate); China is the 2nd-highest birthplace (6.6% vs 2.6% Vic.); Malaysia is 3rd (2.2% vs 1.0% Vic.), a significant Chinese-Malaysian community. This demographic has an income profile consistent with the broader suburb - making premium positioning appropriate.

Viable formats: bilingual legal, accounting, and financial planning services; authentic Chinese restaurant formats (yum cha, regional Chinese); Chinese herbal medicine and acupuncture; culturally appropriate aged care coordination. Relative to suburban areas with comparable Chinese-heritage populations, Kew's offering is limited.

ABS 2021 - ANCP (ancestry), LANP, BPLP

OPP 07

Co-Working, Meeting Spaces & Remote Work Amenity

Medium Priority

Data signals: 40.1% of employed residents worked from home on Census day - this is 56% above the Victorian average of 25.7%; computer system design residents (2.7%) and professional services concentration indicate a workforce of remote knowledge workers; 2.7 average motor vehicles per household suggests residents have the mobility to commute locally rather than to the CBD.

Viable formats: boutique co-working membership, private office suites, executive hot-desking, podcast and content studios, event space hire with AV facilities. Ancillary revenue from catering, networking events, and B2B community programs creates additional income lines. Commercially proven in comparable inner-suburban demographics (South Yarra, Fitzroy, Richmond).

ABS 2021 - MTWP (method of travel to work), INDP

07Investment Considerations & Risk Assessment

Overall investment verdict

Kew presents a structurally strong business investment location for premium services, health and wellness, professional services, education, and hospitality. Its demographic fundamentals - high income, high education, high professional concentration, elevated WFH penetration, and a growing Chinese-Australian community - are durable characteristics rather than cyclical conditions. The primary constraints are commercial rent levels, heritage overlay complexity, and the absence of a train station, which together cap the addressable market for volume-dependent or youth-oriented formats.

The most resilient investment categories are those with high revenue per transaction and low sensitivity to foot traffic volume: medical and allied health, professional services, education, and specialist hospitality. Businesses that rely on high turnover of low-value transactions face a structurally challenging cost environment.

Government data basis: ABS Census 2021 (SAL21336) · City of Boroondara EDS 2024 · DTP Activity Centre Program 2025

Commercial rent & entry cost

High land values translate to elevated commercial rents. Sub-100 sqm formats with high per-transaction yield are better suited than large-format retail. Businesses should model minimum viable revenue per sqm before committing to lease terms. Heritage fit-out requirements can add 15–30% to standard build costs.

Planning & heritage constraints

Kew has extensive Heritage Overlays. Permit timelines for commercial fit-outs can extend 3–6 months beyond standard processes. Council's Economic Development Strategy (adopted Feb 2024) signals a commitment to activating Kew Junction - which may support streamlined assessment for aligned uses - but heritage consultation remains mandatory per the Planning Scheme (VicPlan 2026).

Competition & differentiation

Affluent Kew residents can easily access premium destinations in the CBD, Camberwell Junction, and Hawthorn. A new business must offer a compelling reason to stay local: personalised service, category exclusivity, community relationship, or convenience that larger precincts cannot match. Generic formats competing on price are not viable at Kew income levels - differentiation on quality and experience is the required positioning.

08Summary Data Table - Kew vs Victoria

Indicator	Kew 2021	Victoria 2021	Kew vs Vic.	ABS variable
Population	24,499	6,503,491	-	SEXP/PURP
Median age	41 years	38 years	+3 years	AGEP
Median personal weekly income	$1,120	$803	+39%	INCP
Median household weekly income	$2,497	$1,759	+42%	HIND
Median family weekly income	$3,301	$2,136	+55%	FINF
HH income $3,000+/wk	43.8%	24.2%	+81%	HIND
Bachelor degree or higher	52.0%	29.2%	+78%	HEAP
Employed as Professionals	41.6%	25.0%	+66%	OCCP
Employed as Managers	19.4%	14.0%	+39%	OCCP
Worked from home (Census day)	40.1%	25.7%	+56%	MTWP
Unemployment rate	3.9%	5.0%	−22%	LFSP
Dwellings owned outright	39.5%	32.2%	+23%	TEND
Apartment / flat dwellings	25.6%	12.1%	+111%	STRD
Chinese ancestry	16.2%	6.6%	+145%	ANCP
Mandarin at home	8.6%	3.4%	+153%	LANP
Non-govt secondary school	15.6%	4.2%	+271%	TYPP
Voluntary work rate	19.1%	13.3%	+44%	VOLWP
Unpaid disability care provision	14.9%	12.9%	+16%	UNCAREP

ABS Census 2021 - QuickStats SAL21336All percentages based on place of usual residence unless noted

AAppendix: Data Sources & Methodology

This report uses exclusively Australian and Victorian government data sources. No commercial data providers (including CoreLogic, REA Group, Domain, PropTrack, NIEIR/Economy.id commercial products, SQM Research, or similar) have been used. The following table documents every source, its publisher, the specific data used, and the reference date.

Source / Dataset	Publisher	Data used in this report	Reference date
ABS Census 2021 - QuickStats (SAL21336)	Australian Bureau of Statistics	Primary dataset for all suburb-level population, income, occupation, industry, education, language, ancestry, dwelling, tenure, household, and health statistics. Geography: Kew (Suburbs and Localities, SAL21336). Accessed via abs.gov.au/census.	Census night 10 Aug 2021; released June 2022
ABS Census 2016 - QuickStats (SSC21328)	Australian Bureau of Statistics	2016 population (24,605), income ($923 median personal weekly), and occupational data used for temporal comparison in Sections 02 and 03. Geography: Kew VIC (State Suburb SSC21328).	Census night 9 Aug 2016; released 2017
ABS Census 2001	Australian Bureau of Statistics	Historical population benchmark (22,689) used in Section 02 population trend chart. Consistent geography applied via ABS suburb concordance.	Census night 7 Aug 2001
ABS Estimated Resident Population (ERP) - Suburbs and Localities	Australian Bureau of Statistics	Estimated resident population for Kew as at 30 June 2024 (25,872) and annual growth rate (+1.76%). Published as part of ABS regional population statistics series.	June 2024 (published 2024–25)
ABS Census 2021 - Community Profiles (SAL21336)	Australian Bureau of Statistics	Extended variable data including Time Series Profile (2011–2021 trends), Working Population Profile (place of work), and full cross-tabulations. Used for industry of employment detail and trend analysis. Accessed via abs.gov.au/census/find-census-data/community-profiles/2021/SAL21336.	2021
City of Boroondara - Kew Junction Customer Profile 2024	City of Boroondara	Catchment population (24,404 residents; 15,957 workers within 1.5 km of Kew Junction), household income distribution, age profile, and overseas-born proportion for the Kew Junction commercial precinct. Source data: ABS Census 2021 TableBuilder Pro. Published at boroondara.vic.gov.au.	2024 (ABS 2021 base data)
City of Boroondara - Profile of Boroondara Customers (LGA overview)	City of Boroondara	LGA-wide statistics: total population (178,008), registered businesses (26,534), key employing industries (Health Care 17,080 jobs; Professional Services 15,192; Education 12,316; Retail 9,733), and GRP ($14.74 billion). Source: ABS Business Register / ATO GST data and council economic reporting. Published at boroondara.vic.gov.au.	2024 (FY2023–24)
City of Boroondara - Work and Economic Profile 2023	City of Boroondara	LGA jobs total (~85,200 jobs; ~70,166 FTE), registered businesses (~26,000), and journey to work data (30% of workers also lived in Boroondara at 2021 Census). Published at boroondara.vic.gov.au/your-council/history-and-demographics/work-and-economic-profile.	2023 (ABS Census 2021 base)
City of Boroondara - Economic Development Strategy 2024	City of Boroondara	Council's four strategic priorities for economic development (adopted 26 Feb 2024): activating activity centres and shopping precincts; business growth and investment; circular economy and sustainability; tourism and visitor economy. Used in SWOT and opportunity sections to document council policy support for Kew Junction investment.	Adopted February 2024
DTP - Victorian Activity Centre Program (Plan for Victoria)	Department of Transport and Planning (Victoria)	Confirmation that Kew Junction is one of four Activity Centres in Boroondara selected for new planning controls under the Activity Centre Program as part of Plan for Victoria (February 2025). Used in location context and SWOT opportunities sections.	February 2025
Boroondara Planning Scheme - VicPlan	City of Boroondara / DTP	Heritage Overlay (HO) extent, Commercial 1 Zone (C1Z) and General Residential Zone schedule 8 (GRZ8) controls, and planning permit requirements. Referenced for SWOT weaknesses and investment considerations. Accessed via VicPlan (planning.vic.gov.au/vicplan), updated weekly.	Current - verified May 2026

Methodology notes

Geography: Kew suburb data is drawn from ABS Suburbs and Localities (SAL) geography, code SAL21336, consistent across the 2021 Census. The 2016 comparison uses the aligned State Suburb (SSC) geography SSC21328. ABS applies small random adjustments (perturbation) to all cell values for privacy - as a result, row and column sums may differ by small amounts from published totals.

Income data: ABS Census income is collected in ranges and medians are estimated using Survey of Income and Housing benchmarks. All income figures are weekly. Comparisons between 2016 and 2021 income data should account for CPI inflation of approximately 14% over the period.

Industry of employment: The ABS industry data (INDP variable) is reported on the basis of the employing enterprise's primary ANZSIC industry, not the occupation of the resident. Residents classified as working in "Hospitals" may include doctors, nurses, administrators, and allied health professionals employed at hospital sites.

Kew Junction catchment: The 1.5 km radius catchment statistics are sourced from the City of Boroondara's Customer Profile page (boroondara.vic.gov.au), which uses ABS Census 2021 TableBuilder Pro. The catchment is approximate and includes parts of adjacent suburbs.

Work from home: The 40.1% WFH figure is derived from the ABS Census Method of Travel to Work (MTWP) variable on Census night (10 August 2021). Census night fell during the COVID-19 Delta lockdown in Victoria. The WFH rate in 2021 was therefore likely elevated above the long-term structural rate; however, post-pandemic hybrid work patterns have been demonstrated in subsequent ABS Labour Mobility and Labour Force data to have permanently shifted above pre-2020 levels nationally.

Exclusions: This report does not use any data from commercial providers including CoreLogic, REA Group, PropTrack, Domain, NIEIR/Economy.id (commercial model outputs), SQM Research, Pricefinder, or similar. All commercial property price statistics, rental yield data, and commercial rent benchmarks are excluded. The Gross Regional Product figure of $14.74 billion is sourced from the City of Boroondara's published economic profile (boroondara.vic.gov.au), which is funded by and attributed to the council, and is cited as a council-published statistic rather than as an independently modelled figure.

Disclaimer

This report is produced for general information and business planning purposes only. It does not constitute financial, investment, legal, planning, valuation, or commercial advice. All data is drawn from publicly available government sources and is current as at the dates noted. Readers should verify all planning controls, zoning, and overlay status against the current Boroondara Planning Scheme via VicPlan (planning.vic.gov.au/vicplan) before making any investment or development decision. The report does not account for site-specific factors, market conditions, or commercial feasibility. Independent professional advice should be obtained before acting on any information contained in this report.

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Business Investment Report - LGA Analysis

Mitchell Shire
Business Investment &
Opportunity Report

Mitchell Shire LGA · Victoria · June 2025

Report type

LGA Investment Analysis

Geography

LGA - Mitchell Shire (LGA 24850)

Data currency

ABS Census 2021 · VIF 2023

Prepared

June 2025 - Government sources only

01Executive Summary

2021 Population

50,268

ABS Census 2021

Projected 2031

72,400

VIF 2023 medium series

Median HH Income

$1,456/wk

VIC: $1,759/wk

Area

2,864 km²

Hume Freeway corridor

Mitchell Shire occupies a structurally significant position in Victoria's growth geography. The LGA sits on the Hume Freeway corridor between Melbourne's northern urban fringe and the Southern Tablelands. Population grew 14.3% between 2016 and 2021. VIF 2023 projects growth to approximately 72,400 residents by 2031. That growth is spatially uneven: the Wallan SA2 absorbs the bulk of greenfield residential development, while Seymour functions as an established northern service centre. The investment case is built on population volume and growth rate rather than demographic affluence.

Investment Verdict: B+ — Growth-Driven, Underserviced

Rapid population growth in the southern corridor creates genuine demand gaps in daily-needs retail, childcare and health services. Infrastructure and income constraints apply in the rural north. Investors who understand the demographic profile will find first-mover advantage in several service categories. Timing matters: greenfield supply pipelines will tighten in the next two to four years.

ABS Census 2021 — G01, G02VIF 2023 (DEECA) — medium series LGA projectionsABS ERP 2023

02Demographic Profile

Median Age

VIC: 38

Bachelor+ Quals

16.2%

VIC: 29.5%

Owner-Occupied

71.4%

VIC: 68.2%

Unemployment

5.8%

VIC: 5.2%

Mitchell's resident profile reflects its dual character as a peri-urban growth corridor and an agricultural hinterland. The dominant demographic in the Wallan SA2 is young families: median age 33, high rates of couple families with children, household incomes above the Victorian median. The northern SA2s skew older, with lower incomes and a higher proportion of semi-retired residents.

Household income comparison

Wallan SA2

$1,872

Victoria

$1,759

Mitchell LGA

$1,456

Seymour SA2

$1,128

ABS Census 2021 — G02 Median weekly household incomeABS Census 2021 — G46 QualificationsABS Census 2021 — G32 Tenure type

03Economic Base & Employment

Industry specialisation — Location Quotient

Agriculture, Forestry & Fishing

High

Construction

Growth

Manufacturing

Stable

Health & Social Assistance

Growing

Retail Trade

Under

Professional Services

Low

A significant volume of employed residents commute to the City of Hume, Whittlesea and the Melbourne CBD, constraining local spending during working hours. This creates a demand signal for morning and evening convenience retail and food service catering to the commuter pattern rather than a professional lunch trade.

ABS Census 2021 — G51 Industry of Employment (INDP)ABS Census 2021 — G57 Method of Travel to WorkABS Labour Force Survey March 2025

04SWOT Analysis — LGA Level

STRENGTHS

Fastest-growing peri-urban LGA on the Hume Corridor — 14.3% growth 2016-2021 (ABS)
Hume Freeway and Melbourne-Sydney rail line provide exceptional freight and commuter connectivity
High owner-occupancy (71.4%) creates stable resident expenditure base
Lower land values relative to metropolitan LGAs support industrial and large-format retail development

WEAKNESSES

Median household income 17.2% below state average, constraining discretionary spend
Bachelor-degree attainment (16.2%) is less than half the Victorian rate
Spatial dispersal across four large SA2s dilutes retail catchment density
Sewerage and water infrastructure gaps constrain development staging in Wallan

OPPORTUNITIES

Greenfield pipeline in Wallan creates first-mover window in childcare, allied health, QSR (2025-2028)
Hume Freeway interchanges at Broadford/Kilmore suit fuel and drive-through food formats
Agri-tourism and farm-gate retail under-exploited relative to Macedon Ranges benchmark
Wallan Town Centre Structure Plan presents a structured investment opportunity

THREATS

Competition from City of Hume and Whittlesea large-format retail draws spending south
Infrastructure delivery lag in new estates risks developer exposure in the Beveridge growth front
Agricultural sector vulnerability to drought and commodity price cycles in the rural north
State planning scheme amendments may affect rural residential rezoning pipeline

ABS Census 2021 — G01, G02, G32, G46VIF 2023 — DEECA population projectionsMitchell Shire Council — Municipal Strategic Statement

05Investment Opportunities

Sector	Rating	Rationale	Location
Childcare & Early Education	Strong	Family formation rate in Wallan among the highest in regional VIC. 38% of families are couples with children under 15.	Wallan SA2
Fuel & Convenience Retail	Strong	High vehicle dependence, long commute distances, two highway interchanges. Existing fuel infrastructure aged.	Kilmore-Broadford SA2
Allied Health	Strong	Below-average allied health practitioner ratios across all SA2s. Ageing profile in Seymour, paediatric demand in Wallan.	LGA-wide
QSR & Drive-Through Food	Strong	No drive-through format in Broadford or Kilmore. Only one major QSR operator in Wallan.	Wallan, Kilmore-Broadford
Agri-Tourism	Moderate	Proximity to Melbourne and existing agricultural activity supports farm-gate retail and rural event venues.	Seymour Surrounds SA2
Construction Trades	Strong	Sustained greenfield residential delivery. No major trade hardware outlet in Wallan.	Wallan SA2
Logistics & Cold Chain	Emerging	Hume Freeway, Melbourne-Sydney rail, agricultural produce base. Industrial land well below City of Hume pricing.	Kilmore-Broadford SA2

ABS Census 2021 — G28 Family compositionABS Census 2021 — G51 Industry of EmploymentMitchell Shire Council — Wallan Town Centre Structure PlanABS Building Approvals 8731.0 March 2025

06Planning & Development Context

ACTIVEWallan Town Centre Structure PlanGo

Mitchell Shire Council's structure plan for the Wallan activity precinct designates commercial, mixed-use and community facility zones. Provides the clearest pathway for purpose-built retail and health tenancy development in the LGA's primary growth node.

ACTIVEBeveridge North East PSPGo

Metropolitan Planning Authority Precinct Structure Plan governing staged residential release and associated community infrastructure obligations. Significant lot yield anticipated through 2030.

WATCHSeymour Revitalisation StrategyWatch

Council has flagged intent to refresh the Seymour town centre strategy, incorporating aged care precinct development and commercial reactivation. No formal planning amendment in train as at 2025.

CONTEXTHomes Victoria Regional Housing StatementContext

Mitchell Shire is referenced in the state government's regional housing supply strategy, with targets for increased density in Seymour and Kilmore town centres likely to underpin medium-density rezoning in the next planning cycle.

Mitchell Planning Scheme — DELWP Planning OnlineMPA — Beveridge North East PSP (2020)Homes Victoria — Regional Housing Statement 2024DTP — Plan for Victoria 2025

07LGA Boundary & SA2 Distribution

Figure 1: Mitchell Shire LGA boundary (teal outline) with SA2 fills. Wallan (green), Kilmore-Broadford (amber), Seymour (blue), Seymour Surrounds (grey). Source: ABS ASGS 2021 digital boundary files via absmapsdata (wfmackey/absmapsdata GitHub, R package mirror of official ABS boundaries). LGA code 24850. Projection: equirectangular, lat-corrected.

ABS ASGS Edition 3 (2021) — SA2 digital boundariesABS ASGS Edition 3 (2021) — LGA digital boundariesabsmapsdata R package (wfmackey) — simplified ASGS GeoJSON

08Small Area Analysis — SA2 Profiles

Mitchell Shire contains four SA2 geographies under ABS ASGS 2021: Wallan, Kilmore - Broadford, Seymour, and Seymour Surrounds. Each has a distinct economic character and investment risk-return profile.

Median Age

Young families

HH Income

$1,872/wk

Above VIC median

Couples w/ Children

38%

Of families

Mortgaged

55%

Of dwellings

Highest-priority SA2 in Mitchell. Population volume, income and growth rate all support investment in daily-needs retail, childcare, allied health and trade services. Act before the supply pipeline consolidates. Council is engaged and the Wallan Town Centre Structure Plan reduces sovereign risk.

ABS Census 2021 — G01, G02, G28, G32 (SA2 209041224)VIF 2023 — SA2 population projections

Median Age

HH Income

$1,498/wk

Owner-Occ.

73%

High stability

Heritage Overlay

Yes

Kilmore main street

Steady, lower-risk entry for health, professional services and hospitality. Freeway interchange formats at Broadford are the standout opportunity. No drive-through food format currently exists in either town. Less growth upside than Wallan but an established, stable catchment.

ABS Census 2021 — G01, G02, G32 (SA2 204011056)

Median Age

Oldest SA2

HH Income

$1,128/wk

Lowest in LGA

Rentals

36%

Highest in LGA

Defence Adjacent

Yes

Puckapunyal

Social infrastructure and aged care are the defensible plays. Discretionary retail and hospitality must be stress-tested against a median household income of $1,128/week, not state averages. Council revitalisation intent is genuine but requires state funding confirmation.

ABS Census 2021 — G01, G02, G32 (SA2 204011059)

Median Age

Primary Use

Agriculture

+ lifestyle acreage

Size

Largest

SA2 by area in LGA

Growth

Flat

Dispersed population

Niche plays only: agri-tourism, farm-gate retail, rural events, carbon markets. Population density too low for conventional bricks-and-mortar retail without a tourism draw. Best accessed via asset purchase rather than leasehold commercial models. Patient capital territory.

ABS Census 2021 — G01, G02 (SA2 204011060)

09Investor & Operator Signals

Act Now

Childcare in Wallan. 38% couples with children under 15 and current provision gaps make this the highest-confidence opportunity in the LGA. Secure locations before 2027.

Act Now

Fuel & QSR at Broadford and Kilmore interchanges. No drive-through food format exists in either town. Catchment extends beyond local residents to highway travellers.

Act Now

Allied health across Seymour, Kilmore and Wallan. Practitioner ratios below comparable Victorian LGAs in physiotherapy, dental and GP.

Timing

Beveridge retail. Catchment is real but early. Infrastructure timing risk on Donnybrook Road. Position now; operate from 2027 onwards.

Avoid

Premium retail and professional services outside Kilmore. Bachelor-degree attainment is less than half the Victorian average. The demand base for premium food, boutique fitness and similar formats is not present at scale.

ABS Census 2021 — G28, G46, G51 (all SA2 level)ABS Building Approvals 8731.0 March 2025DTP — Beveridge North East PSP

10Data Sources & Methodology

Source	Dataset / Table	Currency	Usage
ABS Census 2021	G01, G02 — Selected person and household characteristics	10 Aug 2021	Population, age, income, household composition (Sections 01, 02, 08)
ABS Census 2021	G28 — Family composition	10 Aug 2021	Couple families with children, family formation rates (Section 05, 08)
ABS Census 2021	G32 — Tenure type and landlord type	10 Aug 2021	Owner-occupied, rental share, social housing (Sections 02, 08)
ABS Census 2021	G46 — Non-school qualification level of education	10 Aug 2021	Bachelor+ attainment rate (Sections 02, 09)
ABS Census 2021	G51 — Industry of employment (INDP)	10 Aug 2021	Employment structure, location quotients (Section 03)
ABS Census 2021	G57 — Method of travel to work (MTWP)	10 Aug 2021	Commuter patterns, vehicle dependence (Section 03)
VIF 2023 (DEECA)	LGA and SA2 population projections — medium series	2023 release	Population forecasts to 2031 (Sections 01, 08)
ABS Building Approvals	8731.0 — Building Approvals Australia	March 2025	Residential development pipeline (Section 05)
ABS ASGS 2021	SA2 and LGA digital boundary files (Edition 3)	July 2021	Map boundaries, SA2 identification (Section 07)
ABS ERP	3218.0 — Regional Population Growth	June 2023	Intercensal population estimates (Section 01)
Mitchell Shire Council	Wallan Town Centre Structure Plan	Adopted 2022	Planning context, commercial zoning (Section 06)
MPA / VPA	Beveridge North East PSP	Approved 2020	Growth area planning controls (Section 06)
DTP Victoria	Plan for Victoria 2025	Feb 2025	State planning framework context (Section 06)
Homes Victoria	Regional Housing Statements	2024	Housing supply targets for Mitchell (Section 06)
ABS Labour Force	6291.0 — Labour Force, Australia, Detailed	March 2025	Unemployment rate verification (Section 02)

Methodology: All data is sourced from publicly available Australian government datasets licensed for commercial reuse. No proprietary or commercial data sources are used. ABS Census income data is collected in ranges; medians are estimated using the standard interval estimation method. Population projections use VIF 2023 medium series. SA2-level analysis uses ABS ASGS 2021 Edition 3 concordances. Location quotients are calculated as the ratio of local industry employment share to the Victorian state share.

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Council Performance Answer Pack - Executive Briefing

What Government Data Reveals
About Boroondara's Performance

Three signals not prominent in Council's own reporting - sourced from CSS, PPARS, LGPRF and VAGO

Council

City of Boroondara

Geography

LGA - Inner East Melbourne

Data period

FY2022 - FY2025

Prepared

May 2026

00Executive Summary - Three Signals from Government Data

Purpose of this brief. This report draws on four government data sources - the Victorian Community Satisfaction Survey (CSS), Planning Permit Activity Reporting System (PPARS), Local Government Performance Reporting Framework (LGPRF) and Victorian Auditor-General's Office (VAGO) - to surface three performance signals that do not feature prominently in Boroondara's own reporting. Each signal is benchmarked against metro peers, the Victorian state average and/or sector comparators where available.

Signal 1 - Community Satisfaction Eroding

Overall CSS score has fallen from 71 (2022) to 67 (2025). Three infrastructure and sustainability sub-scores dropped 4-6 points in one year alone. Boroondara remains above average, but the gap to metro peers is narrowing.

Signal 2 - Planning System Slower Than Peers

PPARS data shows Boroondara averages around 150 days per decision - more than double the 60-day statutory standard and 63 days slower than Glen Eira. Only 53% of permits are decided within 60 days. Heritage overlay is a factor, but does not fully explain the gap.

Signal 3 - Headline Surpluses Mask Structural Constraints

The FY2023-24 surplus of $39.15M included material asset sale proceeds. The adjusted underlying result was $24.26M. Rates concentration sits at 75% and grant income is structurally declining relative to service costs.

Signal	Source	Boroondara	Peer / benchmark	Direction
Overall community satisfaction (2025)	CSS / JWS Research	67	Metro avg 62, State avg 56	Declining trend
Sealed roads satisfaction (2025 vs 2024)	CSS / JWS Research	-6 pts year-on-year	Largest single category drop	Significant drop
Planning permits decided within 60 days	PPARS / DTP	~53%	Glen Eira 82%, Monash 71%	Below benchmark
Average days to planning decision	PPARS / DTP	~150 days	Glen Eira 87 days, Vic avg 155 days	Slowest in peer group
Headline operating surplus (FY2023-24)	Boroondara Annual Report	$39.15M	Adj. underlying $24.26M	Positive but inflated
Rates concentration (FY2024-25)	Boroondara Annual Report / LGPRF	75.3%	Rate-capped at 2.75%	Structurally dependent

01Signal 1 - Community Satisfaction: Eroding from a High Base

What the data shows. The Victorian Government's annual Community Satisfaction Survey (CSS), coordinated by the Department of Government Services and conducted by JWS Research, is the primary independent measure of community perception across Victorian councils. Boroondara's overall score has declined from 71 in 2022 to 67 in 2025 - a 4-point fall over three years. Boroondara continues to outperform both metro (62) and state-wide (56) averages, but the direction of travel in three service areas is a material concern that Council's own communications frame conservatively.

Overall CSS score (2025)

Down from 71 in 2022 (-4 pts over 3 years)

Metro average (2025)

Boroondara +5 pts above (was +6 in 2022)

State-wide average (2025)

Boroondara +11 pts above

Sealed roads score drop

-6 pts

2024 to 2025 - largest single drop reported

Overall performance trend (CSS index score)

2022

2023

2024

2025

Source: CSS 2022-2025, LGV / JWS Research, Dept of Government Services. Index scale 0-100. 500 Boroondara respondents per year.

2025 overall satisfaction benchmarking

Boroondara

Metro average

State average

Source: CSS 2025 State-wide Report, LGV / JWS Research. Metro: 62 councils; state: 62 participating councils. Boroondara n=500.

Sub-score movements 2025 - infrastructure and sustainability focus areas

Service area	2024 approx.	2025 approx.	Change	vs metro	Assessment
Sealed local roads	~67	~61	-6 pts	Above metro avg	Largest reported drop
Environmental sustainability	~68	~63	-5 pts	Above metro avg	Significant
Condition of streets and footpaths	~66	~62	-4 pts	Above metro avg	Moderate
Appearance of public areas	76	76	Flat	Significantly above metro	Holding
Consultation and engagement	-	-	Minor decline	Significantly above metro	Sector-wide pattern

Source: CSS 2025, Boroondara City Council community satisfaction survey page (boroondara.vic.gov.au, accessed 2026). Sub-scores for 2025 derived from stated year-on-year point changes. 2024 base scores estimated from reported deltas; exact values are contained in council-specific CSS reports not publicly published in full.

What this means for council management

A 4-point decline over three years from a high base is not a crisis - Boroondara still leads the sector. But the direction is consistent, and the sub-score declines are concentrated in areas with direct management implications. Roads and footpaths are visible daily. Environmental sustainability perceptions reflect both operational delivery and climate communications effectiveness.

Council's own framing of "performance steady amid sector-wide decline" is accurate but elides the internal trend. The more useful management question is not "are we better than average?" but "are we improving or declining in which areas, and why?" Three material sub-scores each declining 4-6 points in a single year while appearing in a Council-published headline of "steady performance" is a communications choice, not a performance analysis.

Council has cited confusion over state vs local road responsibilities and extreme weather as contributing factors to road perception scores. These are legitimate contextual factors, but they do not explain the sustainability score decline or the multi-year overall trend.

Key implication: At the current rate of decline (-1 to -1.5 pts/year overall), Boroondara's advantage over the metro average narrows to approximately 1 point by 2028-29. The three infrastructure sub-scores each declined faster than the overall score in 2025, suggesting these areas need targeted management focus.

02Signal 2 - Planning System: Slow Against Statutory Benchmark and Metro Peers

What the data shows. The Department of Transport and Planning's Planning Permit Activity Reporting System (PPARS) records permit activity, decision times and outcomes for all Victorian councils. The statutory benchmark under the Planning and Environment Act 1987 is 60 days from lodgement to decision. PPARS data shows Boroondara decides approximately 53% of permits within 60 days - compared with 82% for Glen Eira and 71% for Monash. Average decision time is approximately 150 days, well above the 60-day standard and 63 days slower than Glen Eira despite Glen Eira processing a higher volume of permits. The statewide average for all Victorian councils in 2024 was approximately 155 days for standard applications.

Statutory benchmark

Days - Planning and Environment Act 1987

Boroondara avg days

~150

2.5x the statutory standard

Within 60 days

53%

Share meeting the statutory benchmark

Permits issued (annual)

1,079

62 included change of land use; 285 lots created

Peer comparison - metropolitan councils (PPARS data, Q4 FY2021-22)

Council	Avg days to decision	% within 60 days	Permits assessed	Refusal rate	Speed ranking
Glen Eira	87 days	82%	304	1.3%	Fastest - highest volume
Monash	112 days	71%	309	-	Second fastest
Knox	117 days	51%	217	-	Mid-tier
Stonnington	138 days	51%	274	1.8%	Slow - high volume
Boroondara	~150 days	53%	202 assessed	3.6%	Slowest - lowest volume
Victoria (all councils, 2024)	~155 days	-	-	-	State average

Source: PPARS (DTP), annual report generated 02-08-2022 (Q4 FY2021-22). Victoria-wide 2024 average: Victorian Smart Planning / planning-permit.com.au, citing DTP PPARS, July 2024. Heritage site timing: PPARS industry analysis, SQM Architects, February 2026. Note: PPARS data is point-in-time; more recent council-specific data available at reporting.ppars.planning.vic.gov.au.

Average days to decision - peer ranking

60-day target

60d

Glen Eira

87d

Monash

112d

Knox

117d

Stonnington

138d

Boroondara

~150d

% of permits decided within 60-day statutory period

Glen Eira

82%

Monash

71%

Knox

51%

Stonnington

51%

Boroondara

53%

Structural context and management implications

Boroondara has one of the highest concentrations of Heritage Overlay (HO) affected residential land in metropolitan Melbourne. Camberwell, Hawthorn East, Kew and Balwyn contain extensive HO precincts where permits are required regardless of Clause 55 compliance. Heritage assessment adds referral time, extended advertising and maintained third-party VCAT appeal rights. Industry analysis indicates HO-affected sites at Boroondara are taking 160-300+ days. This is a genuine structural factor.

However, Glen Eira processes 304 permits in 87 days - 50% more applications at 63 days faster than Boroondara. Councils with complex overlay environments consistently achieve faster processing through pre-lodgement triage, staged assessment pathways and resourcing adjustments. The 3.6% refusal rate - highest in the peer group - also suggests that pre-lodgement guidance is not effectively filtering non-compliant applications before they enter the formal queue, increasing officer workload without increasing output.

This matters most now because Boroondara is directly in scope for Victoria's activity centre housing reform program, which will generate substantially higher permit volumes from infill and medium-density applications over the next five years.

Key implication: A planning system at 53% statutory compliance and ~150 days average is already under structural pressure. The state housing reform program will increase permit volumes materially. Without workflow reform, the time-to-decision metric is likely to worsen, adding holding costs, uncertainty and political friction for both applicants and Council.

03Signal 3 - Financial Structure: Headline Surpluses Obscure Structural Constraints

What the data shows. Boroondara's headline operating surpluses are real, but the LGPRF-defined adjusted underlying result - which strips out non-recurring capital grants, asset disposals and developer contributions - tells a more measured story. In FY2023-24, the headline surplus of $39.15M included the sale of Serpells Lane and divestment of the Boroondara Tennis Centre to the State Government. The adjusted underlying result was $24.26M. In FY2024-25, the $30.60M headline included $6.16M in early-received Federal Assistance Grants. Rates concentration sits at approximately 75% of adjusted underlying revenue - structural rate-capping means this dependency cannot easily be reduced. Grant income is trending structurally downward relative to service costs.

Headline surplus FY2023-24

$39.15M

Includes Serpells Lane sale, Tennis Centre divestment

Adjusted underlying FY2023-24

$24.26M

After removing non-recurring items

Rates concentration FY2024-25

75.3%

Rate revenue as % of adj. underlying revenue

Rate cap FY2024-25

2.75%

vs waste charges +9.4%, construction cost inflation

Adjusted underlying result vs headline surplus - three-year view

Year	Headline surplus	Adjusted underlying result	Key non-recurring items	Rates concentration	Working capital
FY2022-23	$24.24M	$8.90M	Investment returns uplift, capital grants, fair value adjustment (investment property accounting change)	~77%	241%
FY2023-24	$39.15M	$24.26M	Serpells Lane sale, Boroondara Tennis Centre divestment (North East Link), investment returns, open space contributions	75.36%	289%
FY2024-25	$30.60M	Not separately disclosed	Early receipt of 2025-26 Federal Assistance Grants ($6.16M operating grants above budget)	75.31%	332%

Source: City of Boroondara Annual Reports 2022-23, 2023-24, 2024-25. LGPRF indicator definitions per LGV Performance Reporting Framework Indicator Guide 2024-25. Adjusted underlying result: operating result less non-recurring grants, monetary contributions and non-monetary asset contributions.

LGPRF financial sustainability indicators (FY2024-25)

Working capital (332%)Satisfactory (above 100%)

Asset renewal ratio (125%)Above target (above 100%)

Loans ratio (5.21%)Low (target below 20%)

Rates concentration (75.3%)Structurally elevated

Source: Boroondara Annual Report 2024-25. LGPRF indicators as defined in LGV Performance Reporting Framework Indicator Guide 2024-25.

Grant income structural context

Operating grants are in structural decline relative to service costs. In FY2024-25, operating grants exceeded budget by $6.16M due to early receipt of Federal Assistance Grants - a timing benefit, not a structural improvement. In FY2023-24, 100% of that year's Federal Assistance Grant allocation ($5.35M) was paid in advance in FY2022-23, creating a $5.35M headwind in FY2023-24. These timing effects make year-on-year comparison of the headline surplus unreliable without adjustment. The Victorian Parliament's November 2024 inquiry into local government funding made 47 findings and 48 recommendations on cost shifting, revenue adequacy and structural reform. VAGO confirmed 48 of 79 Victorian councils submitted draft financials late for the FY2023-24 audit - reflecting sector-wide resourcing pressure. Boroondara submitted on time.

Source: Boroondara Annual Reports 2023-24, 2024-25; VAGO Annual Report 2024-25 (48/79 late council submissions); Victorian Parliament inquiry into LG funding and services, November 2024.

What the adjusted underlying result actually reveals

The LGPRF's adjusted underlying result is specifically designed to strip out noise from asset sales, capital grants and developer contributions that can inflate headline surpluses in any given year. In FY2023-24, the difference between the headline ($39.15M) and the adjusted underlying ($24.26M) was $14.89M - almost entirely explained by two one-off asset transactions. A council that generates consistent adjusted underlying surpluses is genuinely sustainable. A council that reports large headline surpluses driven by asset disposals is not in the same position.

Boroondara's adjusted underlying results are positive, which is sound. The structural concern is revenue. A rates concentration of ~75% means Council's operating revenue is almost entirely dependent on state government rate cap settings. At 2.75% cap against waste charges growing at 9.4% and ongoing construction cost inflation, the scissors effect is real and worsening. This is not a Boroondara-specific problem - it is a Victorian local government structural issue - but it has direct implications for what Boroondara can fund at current service levels over the next 3-5 years.

Key implication: All LGPRF financial sustainability indicators are satisfactory and Boroondara is well-managed. The concern is the headline narrative overstates flexibility and masks the structural revenue constraint. Explicit adjusted underlying reporting - separated clearly from headline surpluses - would give councillors, community and debt markets a more accurate picture.

04Synthesis - Implications and Management Considerations

Boroondara performs well by most public metrics. It leads the Victorian sector on community satisfaction, maintains a sound balance sheet, and manages a genuinely complex planning environment. This brief does not argue otherwise. Its purpose is to surface the three signals that government data reveals but that do not feature prominently in Council's own reporting, and to assess what those signals mean for management, councillors and informed stakeholders.

01Satisfaction trend needs multi-year internal targetsMedium priority

The 4-point decline over three years in overall CSS score - and the 4-6 point drops in roads, footpaths and sustainability in 2025 - should be tracked as leading indicators, not lagging anomalies. The gap to metro average is narrowing. Council's framing of outperforming the sector is accurate but understates the internal trend. A council that manages to the benchmark rather than its own trajectory risks being surprised when the gap closes.

Consider: Set internal CSS targets by sub-category and track against Boroondara's own prior-year result, not only against metro and state averages.

02Planning speed is a structural risk under housing reformHigh priority

Boroondara is in scope for Victoria's activity centre housing reform program, which will generate higher permit volumes from infill and medium-density applications. A system already at 53% statutory compliance and ~150 days average is poorly positioned to absorb this volume without material deterioration. Heritage complexity is real but Glen Eira demonstrates that high-volume, faster processing is achievable with different workflow design.

Consider: A workflow review benchmarking Boroondara's pre-lodgement, triage and referral practices against Glen Eira and Monash models, focused on reducing refusals and 60-day miss rates simultaneously.

03Revenue structure requires a clear long-horizon narrativeMedium priority

The rate cap at 2.75% against waste charges growing at 9.4% and construction cost inflation illustrates the structural squeeze. Federal Assistance Grant timing creates year-to-year variance that can mislead headline readers. The adjusted underlying result is the right metric for assessing sustainable capacity - and it should be presented clearly and consistently in Council's budget and annual report alongside the headline figure, with plain-language explanation of what drove the difference in each year. Boroondara is well-positioned to contribute to the Victorian Parliament's local government funding inquiry reform agenda - but only if its own financial narrative is precise about structural constraints vs one-off gains.

Consider: Require the annual budget and annual report to explicitly present and explain the adjusted underlying result vs headline surplus, including a breakdown of non-recurring items, as a standard reporting commitment.

Data sources and methodology

Source	Publisher	Used for	Limitations and notes
Community Satisfaction Survey (CSS) 2022-2025	LGV / JWS Research, Dept of Government Services	Overall index scores; sub-scores for roads, footpaths, sustainability, public areas; metro and state benchmarks	Full sub-score tables are in council-specific reports not published publicly. 2025 sub-scores derived from stated year-on-year changes published by Boroondara at boroondara.vic.gov.au. State-wide report available at localgovernment.vic.gov.au.
Planning Permit Activity Reporting System (PPARS)	Dept of Transport and Planning (DTP)	Permits issued, % within 60 days, average days to decision, refusal rates, peer council comparison	Annual report cited: generated 02-08-2022 (Q4 FY2021-22). More recent data available at reporting.ppars.planning.vic.gov.au. Heritage-affected site timing from industry analysis (SQM Architects, Feb 2026, citing PPARS). 2024 statewide average from Victorian Smart Planning citing DTP, July 2024.
LGPRF Full Dataset 2019-2024 (Nov 2024 release)	Local Government Victoria (LGV)	Financial sustainability indicator framework and definitions	Financial sustainability ratios sourced directly from Boroondara Annual Reports 2022-23, 2023-24, 2024-25, which incorporate LGPRF-defined calculations. LGPRF dataset at data.vic.gov.au.
Boroondara Annual Reports 2022-23, 2023-24, 2024-25	City of Boroondara	Headline surplus, adjusted underlying result, rates concentration, asset renewal ratio, working capital, loans ratio, grant income analysis	Primary source for financial data. FY2024-25 adjusted underlying result not separately stated in available public reporting at time of preparation. All reports at boroondara.vic.gov.au.
VAGO Annual Report 2024-25; Results of 2023-24 Audits: Local Government	Victorian Auditor-General's Office	48/79 late submission context; sector financial management and IT control findings	VAGO audit opinions specific to Boroondara not referenced here; sector-level findings used for context only. Reports at audit.vic.gov.au.

Disclaimer. This brief is prepared by Place AU for decision-support purposes only. It is not legal, financial, planning or other professional advice. Data is sourced exclusively from publicly available government and government-funded sources. Some sub-scores are approximations derived from stated year-on-year point changes rather than absolute published values. PPARS peer data is sourced from a single reporting period (Q4 FY2021-22) and may not reflect current conditions. Place AU makes no warranty as to the completeness or currency of the data. Stakeholders should verify current figures directly from primary sources before acting on this brief.

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Development Alignment Brief — Moorabbin Activity Centre

Strategic Review · May 2026

01Site Controls & Local Planning Context

Amendment GC252, gazetted 11 April 2025, has fundamentally restructured the planning framework. The Activity Centre Zone (ACZ) core permits up to 12 storeys under Built Form Overlay Schedule 1 (BFO1) with a streamlined deemed-to-comply assessment pathway — compliant proposals cannot be refused. The 800m HCTZ walkable catchment carries 3–6 storey entitlement, and a new Residential Growth Zone (RGZ) has replaced former GRZ1 nine-metre height controls across Bentleigh East and Hampton East.

02Recent Signals from Permit Activity

Post-GC252, application volumes are rising sharply. Kingston Council's prior permissive attitude to 5–8 storey mixed-use is superseded — compliant ACZ applications must be approved. VCAT's role now shifts from discretionary arbitration to reviewing BFO1 standard compliance only. Ground-floor activation on South Road and Station Street remains a hard requirement, embedded in the BFO1 framework rather than Council discretion.

03Likely Issues & Evidence Gaps

BFO1 compliance assessment — must precede design and lodgement HIGH
Heritage impact assessment for HO-affected station precinct sites HIGH
Hydraulic assessment for LSIO land near Moorabbin Reserve MEDIUM
Infrastructure levy and affordable housing contribution allowances in feasibility MEDIUM
Active ground-floor frontage mandatory on South Rd and Station St HIGH

04Plain-English Alignment View

Bottom line: Moorabbin is one of the most permissive development environments in metropolitan Melbourne post-GC252. The 12-storey deemed-to-comply BFO1 pathway is live now — compliant proposals cannot be refused. Sites within 400m of Moorabbin Station with clean ACZ frontage, no Heritage Overlay on the primary facade, and no LSIO constraint are the highest-value opportunities in the current market. Commission a BFO1 compliance report before exchange.

Generating PDF brief...

Development Alignment Brief

Moorabbin Activity Centre · City of Kingston · Victoria

Client / Project

Moorabbin MAC

Geography

Activity Centre - Kingston VIC

Prepared

May 2026

Site Controls & Local Planning Context

The planning framework for Moorabbin was fundamentally restructured by Amendment GC252 (April 2025). The Activity Centre Zone (ACZ) core permits up to 12 storeys under Built Form Overlay Schedule 1 (BFO1) with a streamlined deemed-to-comply assessment pathway. The 800m HCTZ walkable catchment carries 3-6 storey entitlement. An RGZ transitional ring has replaced former GRZ1 controls across Bentleigh East and Hampton East.

Recent Signals from Permit Activity

Post-GC252, the deemed-to-comply BFO1 pathway means compliant applications in the ACZ core cannot be refused. Application volumes are rising materially. Kingston Council's prior permissive attitude to 5-8 storey mixed-use in the C1Z core is now superseded by a statutory framework requiring approval.

Likely Issues & Evidence Gaps

BFO1 compliance assessment required before lodgement · High
Heritage impact assessment for HO-affected station precinct sites · High
Hydraulic assessment for LSIO-affected sites near Moorabbin Reserve · Medium
Active ground-floor frontage mandatory on South Rd and Station St · High

Bottom line: Moorabbin is one of the most permissive development environments in Melbourne post-GC252. The 12-storey deemed-to-comply pathway is live now. Move quickly.

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intelligence.
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Turn planning, performance and development data into short, decision-ready briefs. Four focused products. Any geography.

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Option 1

Business Investment Report

Demographic profile
Income & workforce
SWOT & opportunity ranking

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Benchmarked indicators
Trend analysis
Management implications

Option 3

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Site controls & context
Permit activity signals
Plain-English alignment view

Option 4

Housing Needs Assessment

Demand & supply gap
Rental affordability
Housing target context

placeau.com/generate

PLACE AU

Generate a brief

Choose a product, select your geography, add context.

1 – Choose product

Option 1

Business Investment Report

Suburb-level brief for investors and operators.

Option 2

Council Performance Brief

Executive snapshot benchmarked against peers.

Option 3

Development Alignment Brief

Site-focused brief for developers and consultants.

Option 4

Housing Needs Assessment

Housing demand, supply gaps, affordability.

2 – Select geography

Suburb

LGA

SA2

Activity Centre

Search activity centre...

Client or project name

Purpose of brief...

Generate brief

Generating your brief...

Fetching planning and zoning data

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Applying strategic planning framework (GC252, VPA 2025)

Drafting Development Alignment Brief

Composing executive summary and recommendations

Development Alignment Brief — Moorabbin Activity Centre

Strategic Review · May 2026

01Site Controls & Local Planning Context

02Recent Signals from Permit Activity

03Likely Issues & Evidence Gaps

BFO1 compliance assessment — must precede design and lodgement HIGH
Heritage impact assessment for HO-affected station precinct sites HIGH
Hydraulic assessment for LSIO land near Moorabbin Reserve MEDIUM
Infrastructure levy and affordable housing contribution allowances in feasibility MEDIUM
Active ground-floor frontage mandatory on South Rd and Station St HIGH

04Plain-English Alignment View

Generating PDF brief...

Development Alignment Brief

Moorabbin Activity Centre · City of Kingston · Victoria

Client / Project

Moorabbin MAC

Geography

Activity Centre - Kingston VIC

Prepared

May 2026

Site Controls & Local Planning Context

Recent Signals from Permit Activity

Likely Issues & Evidence Gaps

BFO1 compliance assessment required before lodgement · High
Heritage impact assessment for HO-affected station precinct sites · High
Hydraulic assessment for LSIO-affected sites near Moorabbin Reserve · Medium
Active ground-floor frontage mandatory on South Rd and Station St · High

Bottom line: Moorabbin is one of the most permissive development environments in Melbourne post-GC252. The 12-storey deemed-to-comply pathway is live now. Move quickly.

✓ Brief ready · 6-page PDF · Download complete

PLACE AU

Answers.
Not dashboards.

Four focused products. Any geography. Decision-ready briefs delivered in minutes.

Business Investment Report

Council Performance Brief

Development Alignment Brief

Housing Needs Assessment

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