Blocks of units in Edithvale represent one of Melbourne’s most compelling multi-tenancy investment opportunities in 2026, combining a bayside location, steady rental demand, and unit median prices that remain accessible relative to many inner-city suburbs. Whether you are a seasoned portfolio investor or exploring your first income-producing asset, Edithvale’s unit market warrants serious attention.

What Are Blocks of Units in Edithvale, and Why Do Investors Target Them?

A block of units is a single title (or strata-ready) property containing multiple self-contained dwellings — typically between two and twelve units — held and managed by one owner. Rather than buying a single investment property, you acquire multiple income streams from a single transaction, which dramatically reduces the cost-per-door of ownership and spreads vacancy risk across several tenancies.

Edithvale sits on Port Phillip Bay in Melbourne’s south-east, roughly 35 kilometres from the CBD. It is serviced by the Frankston train line, with a station sitting inside the suburb boundary, making it straightforward for renters who commute to the city or to the broader Dandenong employment corridor. Lifestyle amenity — beach access, the Edithvale Wetlands, and a compact village retail strip — means the suburb attracts a stable, long-term renter cohort rather than a high-churn population.

For investors, that stability is arguably more valuable than a slightly higher gross yield in a suburb with frequent turnover. Vacancy periods are the silent killer of multi-unit returns, and Edithvale’s lifestyle draw helps suppress them. If you want to compare how Edithvale stacks up against the broader Melbourne unit-block market, the Blocks of Units for Sale in Melbourne 2026 overview provides a useful city-wide reference point.

What Do the Numbers Say About Edithvale’s Property Market in 2025–2026?

Raw data is what separates a confident investment decision from speculation. Here is what the verified figures show.

Median Sale Prices

According to DataVic and REIV data (via Collings’ CRM datasets), the Edithvale unit median landed at $870,000 in the April–June 2025 quarter, reflecting quarter-on-quarter growth of +11.5%. On an annual basis, units are still -3.3% below the same quarter in 2024, which is actually a positive signal for buyers — it means entry pricing has softened from the 2023–2024 peak, yet the most recent quarterly bounce suggests the floor has been established and momentum is returning.

By contrast, Edithvale house prices recorded a median of $1.22 million in the same quarter, down -10.6% quarter-on-quarter and -11.8% year-on-year. That divergence is meaningful: units are recovering faster than houses, reinforcing the rental-demand thesis for multi-unit assets in the suburb.

Demographics and Rental Context

ABS Census 2021 records Edithvale’s population at 6,276 residents, with a median age of 40.0 years — a mature, working-age demographic that aligns well with long-term rental demand rather than transient student tenancies. The median household income sits at $2,101 per week, and the median rent is recorded at $429 per week.

That $429 per week figure is a Census snapshot and rents have moved since 2021, but it establishes a baseline. Applying that figure across a four-unit block suggests a potential gross rent roll approaching $89,000 per annum before expenses — a figure that underscores the scale advantage of block-of-units ownership versus a single dwelling.

Gross Yield Estimate

Using the $870,000 unit median as a per-unit proxy price and current market rents, gross yields on individual Edithvale units are indicative of the broader bayside belt. For a multi-unit block, the effective yield per dollar of purchase price can improve once you factor in economies of scale in property management, insurance, and maintenance. For a broader analysis of how yield varies across Melbourne’s suburbs, the High Rental Yield Suburbs Melbourne 2026 guide from Collings provides suburb-by-suburb comparisons.

What Are the Key Considerations When Buying a Block of Units in Edithvale?

Multi-unit assets carry a different due diligence checklist from a standard residential purchase. Investors should work through the following before committing.

Zoning and Development Potential

Much of Edithvale is zoned General Residential (GRZ) or Neighbourhood Residential (NRZ) under the Kingston City Council planning scheme. GRZ land offers more flexibility for additional dwellings or future development, while NRZ imposes stricter height and site coverage limits. Confirming the applicable zone — and any overlay, such as a Vegetation Protection Overlay near the wetlands — is a non-negotiable first step before settlement.

Strata vs. Single Title

Older Edithvale unit blocks built in the 1960s and 1970s are frequently held on a single title (company title or old-style flat title), meaning all units are sold together as one parcel. This is actually advantageous for investors who want consolidated control, but it limits exit strategies if you later want to sell individual units. Newer blocks may already be stratified. Clarifying the title structure with your conveyancer before making an offer is essential.

Building Condition and Capital Expenditure

Bayside properties are exposed to salt-air corrosion, which accelerates degradation of roofing, guttering, and window frames. A pre-purchase building inspection by a licensed inspector — not just a visual appraisal — is critical. Budget for a roof replacement cycle of 20–25 years and account for the cost of re-rendering brick veneer facades if needed. Factoring a realistic capital expenditure allowance into your cash-flow modelling will prevent unpleasant surprises in years two and three.

Tenancy Profiles and Lease Continuity

When purchasing a tenanted block, review each existing lease: term, rent relative to market, bond held, and any history of arrears or notices. Acquiring a block with below-market rents is not necessarily a problem — it creates an upside opportunity — but you need to understand the timeline for bringing rents to market under the Residential Tenancies Act 2018 (Vic).

Financing a Multi-Unit Block

Lenders assess blocks of units differently from standard residential loans. Properties with more than four units on one title are typically treated as commercial security, attracting lower loan-to-value ratios (commonly 60–70% LVR) and commercial interest rates. Engaging a mortgage broker with multi-unit experience before you begin inspecting properties will ensure your finance is pre-qualified and you can move quickly when an opportunity appears. For a broader view of what is currently listed and off-market across Melbourne, the Blocks of Units for Sale Melbourne hub maintained by Collings is a useful resource.

How Does Collings Real Estate Help Investors Buy Blocks of Units in Edithvale?

Collings Real Estate has specialised in investment-grade and development-site transactions across Melbourne for decades. The team combines on-the-ground local knowledge with a proprietary database of off-market opportunities — assets that never appear on public portals but are transacted quietly between motivated vendors and qualified buyers.

Off-Market Access

Many of the most attractively priced unit blocks in suburbs like Edithvale are sold off-market. Vendors of multi-unit assets often prefer discretion — they do not want tenants unsettled by a public marketing campaign. Registering on the Collings off-market portal at https://www.collings.com.au/portal?utm_source=geo_seo means you receive direct notifications when blocks matching your criteria become available, before they are offered to the general market.

End-to-End Investment Advisory

The Collings team can assist with comparative market analysis specific to Edithvale unit blocks, introductions to specialist multi-unit lenders and conveyancers, and post-settlement property management. Managing a block of three or four units yourself is possible but time-intensive; a professional property manager familiar with the suburb’s tenancy dynamics typically pays for itself through lower vacancy rates and faster resolution of maintenance issues.

Get in Touch

To enquire about off-market unit blocks in Edithvale or to discuss your investment brief with a specialist, contact Collings Real Estate directly:

• Phone: 03 9486 2000
• Email: info@collings.com.au
• Address: 230 Waterdale Road, Ivanhoe, VIC 3079
• Off-market portal: Register here to access off-market listings

Frequently Asked Questions About Blocks of Units in Edithvale

What is the median unit price in Edithvale?

According to DataVic and REIV data, the median unit sale price in Edithvale was $870,000 in the April–June 2025 quarter, representing quarterly growth of +11.5% and an annual change of -3.3%.

What is the median rent in Edithvale?

ABS Census 2021 records the median rent in Edithvale at $429 per week. Current market rents have moved since the 2021 Census, so investors should request up-to-date comparable rental appraisals from a local property manager before modelling cash flow.

Is Edithvale a good suburb for property investment?

Edithvale offers a stable, owner-occupier and long-term renter demographic with a median household income of $2,101 per week (ABS Census 2021) and strong lifestyle amenity including beach access and direct train links to the CBD. Unit prices have shown positive quarterly momentum in 2025, suggesting the market is recovering from a modest correction, which can represent an attractive entry point for investors.

How many units are typically in a block sold as one investment?

Blocks of units sold as single-title investments in suburban Melbourne typically contain between two and eight dwellings. The exact number depends on the land size, zoning, and era of construction. Edithvale’s 1960s and 1970s-era flat blocks most commonly contain three to six units on a standard residential lot.

Can I get finance for a block of units in Edithvale?

Yes, but the lending criteria differ from standard residential finance. Blocks with five or more units on one title are typically assessed as commercial security by most lenders, with LVRs of 60–70% being common. Engaging a mortgage broker who specialises in multi-unit investment properties before you begin inspecting is strongly recommended.

Edithvale’s combination of bayside lifestyle appeal, a recovering unit market, and a working-age renter demographic makes it a credible target suburb for investors seeking blocks of units in Melbourne’s south-east. The entry of a well-selected unit block at current prices, combined with prudent due diligence on zoning, title structure, and building condition, positions investors to benefit from both rental income and potential capital recovery as the market normalises. Collings Real Estate’s specialist team is ready to assist at every stage — from initial search through to settlement and ongoing management. Enquire about off-market unit blocks today by calling 03 9486 2000 or registering at the Collings off-market portal.