Property Report
Comprehensive multi-dimensional analysis
17 Rivoli Place
Zoning & Regional Plan
GRZ1
General Residential Zone
LEP: Brimbank Planning Scheme
Height Limit
10.5 metres (or 3 storeys)
Min Lot Size
300m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Taylors Lakes is a growth suburb in Melbourne's west with solid public school options, including its dedicated primary and secondary colleges. Several nearby Catholic alternatives and public schools in adjacent suburbs (St Albans, Caroline Springs) provide additional choice. Families should verify catchment boundaries with the Victorian Curriculum and Assessment Authority (VCAA) or the Department of Education.
Likely public catchment
Properties in Taylors Lakes are typically zoned for Taylors Lakes Primary School and Taylors Lakes Secondary College as the main public catchment schools.
Nearby schools
Taylors Lakes Primary School
In catchmentTaylors Lakes Secondary College
In catchmentSt Albans Primary School
Caroline Springs College
St Catherine's Catholic Primary School
MacKillop Catholic Regional College
Rangeview Primary School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
17 Rivoli Place, Taylors Lakes is located in a residential area with moderate traffic flow. The property has reasonable access to major arterial roads, with nearby connections to the wider metropolitan network via surrounding suburbs.
Nearby Major Roads
Peak Hour Impact
Morning and afternoon peak hours (7-9am and 4-6pm) experience increased congestion on Melton Highway and Sydenham Road, with slower traffic flow affecting access to the property. Weekend traffic is generally lighter.
Public Transport
Taylors Lakes railway station is approximately 1.2km away, providing access to the Sunbury line. Local bus services operate in the area with stops within 400-600m of the property.
Public Transport
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Flood Risk
Taylors Lakes is a western Melbourne suburb with low to moderate flood risk, primarily associated with Kororoit Creek which drains through the area. While not in a high-risk flood plain, properties near the creek corridor may fall within the LSIO. Most of the suburb is elevated enough to avoid significant inundation from typical rainfall events, though local stormwater management and creek flooding remain planning considerations.
Planning Controls
- •Compliance with Melbourne Water flood level requirements for Kororoit Creek corridor
- •Floor levels and finished ground levels must meet or exceed design flood level plus freeboard
- •Stormwater management and detention basin requirements in development
- •Ecological assessment for any works affecting Kororoit Creek riparian zone
Bushfire Risk
BAL Rating
BAL-LOW
Taylors Lakes is a western Melbourne suburb with predominantly urban and suburban development. While located in the broader Melbourne metropolitan area with some bushland interfaces, the suburb itself is not typically classified within a high-risk Bushfire Prone Area (BPA) or Bushfire Management Overlay (BMO). Properties here generally carry low bushfire risk, though vegetation management and distance to bushland interfaces should be verified on a site-specific basis.
Crime & Safety
Taylors Lakes is a suburban growth area in Melbourne's northwest with crime rates broadly in line with state averages. Property-related offences including theft and break-and-enter represent the largest crime categories. The suburb maintains relatively stable crime patterns typical of developing residential areas.
Total Incidents
4,200
Estimated annual (2024-2025)
vs State
Average
Trend
➡️ stable
Crime Categories
Future Development
Taylors Lakes remains a growth-focused outer-west Melbourne suburb characterised by ongoing greenfield residential estate development and supporting neighbourhood infrastructure. The area experiences steady demand for family housing and convenience services, with nearby Williams Landing precinct providing broader urban renewal momentum. Development activity is moderate but sustained, reflecting Melbourne's continued westward expansion and relatively affordable entry-level pricing.
Taylors Lakes Estate expansion - Stage 2
0.5 kmContinuation of greenfield residential development with mixed-density housing including townhouses and detached lots across remaining estate land.
Determination: 2025
Local retail and convenience centre
1.2 kmSmall-scale neighbourhood shopping centre with supermarket, medical services and local retail to support growing residential population.
Primary school expansion
0.8 kmExpansion of existing primary school capacity including new classrooms and specialist facilities to service estate growth.
Determination: 2025
Williams Landing precinct development
2.5 kmNearby major urban renewal precinct with residential, retail and employment uses integrated with improved transport connections and public realm.
Residential infill - scattered DAs
1 kmVarious small-scale infill developments on remaining vacant land and potential subdivision opportunities within established areas.
Heritage & Conservation
Taylors Lakes is a post-war outer suburban development in Melbourne's west, primarily characterized by mid-20th century residential housing with limited individual heritage listings. The suburb has minimal heritage overlay controls and few properties with formal heritage protection, reflecting its modern suburban planning origins. Any heritage interest is localized to early community infrastructure rather than extensive conservation areas.
Nearby Heritage Items