Cheltenham is a large suburb of about ten square kilometres, split between Bayside council on the western side near the golf links and Kingston to the east of the railway line. Most homes date from the postwar boom through to the 1980s, and many original blocks have since been divided for townhouses. Median house prices sit around $1.3 million, with units near $689,500 (REIV, March quarter 2026), which makes Cheltenham one of the more accessible ways into the bayside area.
Transport has improved a great deal. The Charman Road and Park Road level crossings were removed in 2020 with a new station built in a rail trench, Southland station opened in 2017, and the Suburban Rail Loop starts here. A Cheltenham buyers agent has to weigh that infrastructure upside against the construction disruption, apartment supply and road noise that come with it.
Thirty minutes on your brief, your budget and the streets and property types that genuinely fit it. No obligation.
We inspect, shortlist and run the due diligence, including homes that sell quietly and never reach the portals.
We set the price strategy, negotiate or bid on your behalf, and manage the contract through to settlement.
The railway line is more than a council boundary. West of it, closer to the bay and the golf courses, streets tend to be quieter and blocks more established. East of it, you are nearer Southland and the industrial land on the suburb’s eastern edge, which can mean trucks, noise and different planning rules. Check which council you are buying in, because subdivision and townhouse controls differ.
Apartments need extra care. Several mid-rise projects have gone up around the activity centre and more are likely as the rail loop arrives, so resale competition for a standard two-bedroom unit can be stiff. Unit rents rose 9.1% over the past year, which helps investors, but scarcity value sits with houses and well-built townhouses on their own title.
If Cheltenham is out of reach: Highett, Mentone or Parkdale.
Cheltenham’s housing has changed quickly. Many postwar blocks have been split into two or three townhouses, and from the street plenty of them look alike. What separates them is often hidden in the paperwork. We check whether the subdivision created a shared driveway or common property, what the owners corporation covers and whether builder warranties are still in place on recent builds. On the east side, we look at what the nearby industrial land is used for and whether trucks use the street. Near the rail trench and the rail loop works, we check construction staging and likely planning changes. The stock we see as undersupplied is the original home still sitting on a full block, west of the line and away from main roads. When one comes up with a sound house and a good aspect, it tends to draw a strong field, so we prepare clients well ahead.
Many of our purchases never reach the open market.
Cheltenham has more stock than its bayside neighbours, so the risk is less about missing out and more about buying the wrong one. Alana’s due diligence covers council zoning on both sides of the line, rail loop construction areas and owners corporation records for townhouses and apartments. Lou negotiates knowing that a 77% clearance rate and around 37 days on market leave real room for private offers. Sharyn hears about Kingston and Bayside listings before they launch. Our fee is fixed and agreed upfront, so we gain nothing by steering you toward a higher price.
Former selling agent and auctioneer. Negotiates and bids for you.
Runs due diligence: contracts, Section 32, overlays and building reports.
Finds the homes that sell quietly, before they reach the portals.
Talk to us before your next inspection or auction. You will come away with a clear view on price, competition and your best next step.
We act for owner occupiers buying a home to live in, as well as first home buyers, families upsizing, downsizers and property investors.
Some homes change hands before they are ever advertised, so we search off-market property as well as listings. If it goes to auction, we can bid for you. Not sure about the building? Start with a pre-purchase property report.
Moving from interstate or overseas? We run the search and inspections for buyers who are not in Melbourne. Buying for business or super? See our commercial property buyers advocate service.
Selling instead? Our vendor advocates help you pick the right agent and campaign.
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Whether you are buying a home or investment, we help you assess value, reduce risk and negotiate with confidence before you make a move.
Pre-market and off-market opportunities through established agent relationships.
Comparable sales, pricing analysis and negotiation strategy before you act.
Suburb and property guidance tailored to your goals, budget and timeframe.
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