Mount Eliza
VICMount Eliza is a declining suburb in VIC with 18,734 residents.
- SAL code
- 21793
- SA2
- 214021381
- Population
- 18,734
- LGA
- Mornington Peninsula
Mount Eliza, VIC had 18,734 residents at the 2021 Census, with the broader statistical area roughly steady over the last five years. The predominant age group is 5-14 years, and the median age sits at 45. Households are most often couples with children, and those with a mortgage repay a median of $2,600 a month. Around 89.6% of homes are owner-occupied, with the largest single tenure being owned outright at 45.3%. Most dwellings are separate houses, making up 91.8% of the suburb's housing stock. The suburb has 30 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Mount Eliza, VIC at a glance
Mount Eliza is a coastal suburb on the Mornington Peninsula, ~42 km south-east of Melbourne CBD in the Shire of Mornington Peninsula. The suburb wraps around Port Phillip Bay with multiple swimming bays, a walkable Village hub, and a dwelling stock skewed to detached houses on generous lots. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle, and council pipeline.
For homebuyers
Mount Eliza reads as a coastal lifestyle suburb with private-school catchment depth. The Village along Mount Eliza Way is the social anchor — cafes, restaurants, boutique retail, Friday farmers' market — and the bay-frontage beaches (Canadian Bay, Daveys Bay, Half Moon, Ranelagh, Sunnyside North, Moondah) sit a short drive or walk from most pockets. Peninsula Grammar and Toorak College pull catchment demand from across the Peninsula and Frankston South. There's no train station in the suburb itself; commuters typically bus 12 min to Frankston station then a ~67 min Metro train to Flinders Street, total ~1h 25m to the CBD. Emil Madsen Reserve anchors organised sport (football, netball, cricket). In short: a settled coastal suburb with strong school pull and a real Village — but commute friction if you work in the CBD.
For investors
Mount Eliza is a capital-preservation market, not a yield play. Median house $1,650,000 against $1,000/week rent gives a ~3.18% gross yield (units ~3.60% on $520/wk rent) per Your Investment Property (March 2026). 12-month house growth +3.29%; quarterly +2.96%. Days-on-market 38 (houses), longer for units. 289 house and 37 unit sales in the past 12 months — a deep house market for the Peninsula, but thin stratified stock.
Strengths
- Deep transaction market (~289 house sales/yr) with established Peninsula prestige pull.
- School catchment moat (Peninsula Grammar, Toorak College) underpins long-term demand.
- Bay-frontage lifestyle + Village retail anchor sustains owner-occupier bid through cycles.
- Council 2025/26 capital works ($8.375M Emil Madsen Reserve pavilion) reinforces amenity.
Trade-offs
- Yield is low (~3.2-3.6%) — holding-cost heavy at the $1.65M median.
- House DOM at 38 days is slower than tighter metro markets — repricing risk in soft cycles.
- Unit market is thin (37 sales/yr, +0.85% YoY growth) — limited cashflow alternative to houses.
- No train station in suburb — commute reliance on Frankston bus interchange.
What's coming
Mornington Peninsula Shire's 2025/26 capital works program funds the $8.375M Emil Madsen Reserve eastern pavilion (contract awarded; construction imminent), with a five-lane cricket net facility already delivered and a west pavilion in detailed design. The Mount Eliza Village carpark upgrade started March 2026 with completion targeted September — short-term disruption, longer-term amenity uplift.
Bottom line
For homebuyers: a coastal-lifestyle suburb with school-catchment depth, if the CBD commute works for you. For investors: a capital-preservation hold with low yield — not a cashflow market.
Population
?18,734
Suburb · Census 2021
5-Year Growth
-0.2%
3yr: +1.8% · 10yr: +3.5%
SA2 · 5yr
Household Income
$2,547/wk
Suburb · Census 2021 median
Median Age
45
Suburb · Census 2021
Socio-Economic Index
?10/10
SA2 · least disadvantaged
Unemployment
?1.2%
SA2 · Q4 2025
Schools
7
6 primary, 3 secondary
Hospitals
No data for this suburb
Childcare services
?15
4 long day, 6 OSHC
Parks & green space
?30
Parks, reserves
Transport stops
?25
GTFS stops
Dwelling approvals
?56
Mornington Peninsula · Feb 2026
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Mount Eliza (SA2)
ABS publishes annual estimates only at SA2; Mount Eliza suburb alone is ~18,734 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 17,056 to 19,110 over 24 years, averaging 0.5% per year.
Schools
7 in suburbSector
4 public · 3 private
Type
4 primary · 1 secondary · 2 K-12
Total enrolment
5,042
Avg per school
720
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 0.0%Almost entirely detached houses (91.8%), owner-occupied (89.6%), built for families (42% are 4 bed).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
This suburb falls outside every flood polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: Vicmap Planning — Bushfire Prone Area + Vicmap flood overlays.
Planning zones
13 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ1 | General Residential Zone Schedule 1Residential | 63.9% | 14.84 km² |
| GWZ3 | Green Wedge Zone Schedule 3Rural | 21.7% | 5.04 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 4.8% | 1.11 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 2.9% | 0.68 km² |
| TRZ2 | TRZ2Special use | 1.9% | 0.45 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 1.2% | 0.27 km² |
| TRZ3 | TRZ3Special use | 0.9% | 0.22 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 0.7% | 0.16 km² |
| TRZ1 | TRZ1Special use | 0.5% | 0.12 km² |
| LDRZ | Low Density Residential ZoneResidential | 0.4% | 0.10 km² |
| SUZ2 | Special Use Zone Schedule 2Special use | 0.4% | 0.09 km² |
| SUZ8 | Special Use Zone Schedule 8Special use | 0.3% | 0.07 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.2% | 0.06 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.