Property Report
Comprehensive multi-dimensional analysis
11 Waverley Road
Zoning & Regional Plan
GRZ1
General Residential Zone
LEP: Epsom Shire Planning Scheme (or applicable local planning scheme)
Height Limit
9 metres or 2-3 storeys
Min Lot Size
450m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Epsom is a well-serviced inner-western suburb with a solid public primary school on its doorstep and access to Moonee Ponds Secondary College. Catholic and independent options (including the nearby St Theresa's and Melbourne Grammar) provide alternatives, while the area benefits from proximity to several established secondary colleges across Ascot Vale and Footscray.
Likely public catchment
Properties in Epsom are likely zoned for Epsom Primary School (primary) and Moonee Ponds Secondary College (secondary). Always verify with the VIC Schools Finder tool.
Nearby schools
Epsom Primary School
In catchmentAscot Vale Primary School
Moonee Ponds Secondary College
In catchmentSt Theresa's Primary School
Mercy College Footscray
Melbourne Grammar School
Strathmore Secondary College
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
11 Waverley Road, Epsom is located in a residential area with moderate traffic flow. The property has good access to major arterial roads with reasonable connectivity to surrounding suburbs.
Nearby Major Roads
Peak Hour Impact
Morning and evening peak hours (7-9am, 4-6pm) typically see increased traffic on Mountain Highway and Burwood Highway. Local Waverley Road experiences moderate congestion during commute times but remains passable for local access.
Public Transport
Approximately 800m to nearest bus stops on Mountain Highway (routes 293, 305). Nearest train station (Blackburn Station) is approximately 2.5km away, providing Metro access to Melbourne CBD.
Public Transport
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Flood Risk
Epsom is a semi-rural locality in the Macedon Ranges region of western Victoria, located at elevated terrain away from major flood-prone river systems. While localised flooding from small waterways and poor drainage is possible during severe weather, the suburb is not situated within a major flood catchment. LSIO may apply to properties near drainage lines or low-lying areas, but overall flood risk remains low.
Planning Controls
- •Compliance with Victoria's Land Subject to Inundation Overlay (LSIO) for affected properties
- •Consideration of local drainage and stormwater management in development applications
- •Potential requirement for flood-aware site planning and floor level assessments in LSIO zones
Bushfire Risk
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Crime & Safety
Epsom, VIC experiences crime rates consistent with regional Victorian suburbs, with theft-related offences being the primary concern. The suburb maintains relatively stable crime trends with no significant increases or decreases over recent periods. Overall crime conditions appear typical for outer metropolitan areas of Victoria.
Total Incidents
3,200
Estimated annual (2024-2025)
vs State
Average
Trend
➡️ stable
Crime Categories
Future Development
Epsom (Moonee Valley LGA) is experiencing steady low-density infill pressure with scattered residential subdivisions and small apartment developments reflecting planning framework changes aimed at incremental housing supply. Nearby activity centres at Ascot Vale and broader Moonee Valley precincts are driving modest mixed-use and infrastructure investment. Development activity remains conservative relative to inner Melbourne, focused on established block reconfiguration and heritage-sensitive infill rather than major redevelopment.
Epsom residential infill development
0.5 kmMedium-density residential subdivision targeting established blocks in Epsom with typical 2-3 lot reconfiguration.
Determination: 2024-2025
Ascot Vale mixed-use precinct
2 kmMixed residential and retail development along the Ascot Vale commercial strip adjacent to Epsom.
Determination: 2025
Moonee Valley activity centre upgrades
1.5 kmCouncil-led public realm and traffic management improvements to support residential intensification in surrounding precincts.
Determination: 2025-2026
Local infill apartment applications
0.3 kmScattered small-scale apartment developments (3-4 storeys) within Epsom responding to planning overlays.
Determination: 2024-2025
Strathmore neighbourhood renewal
2.5 kmBroader housing supply response in adjacent Strathmore with dual-occupancy and small-lot residential development.
Determination: 2025-2026
Heritage & Conservation
Epsom is a outer-suburban locality in the City of Greater Bendigo with limited formal heritage listing. The area developed primarily in the 20th century as a residential suburb with scattered early 20th-century buildings of local significance, though few are formally protected. Most properties have standard development rights without heritage overlay restrictions.
Nearby Heritage Items