Blocks of units in Montmorency represent one of Melbourne’s north-east corridor’s more compelling multi-tenancy investment opportunities, combining a tightly held residential market with stable rental demand and meaningful land value. If you are researching Montmorency property as a portfolio-scale investment, this guide gives you the suburb’s verified numbers, key buying considerations, and a clear pathway to off-market opportunities.

What Is the Short Answer About Blocks of Units in Montmorency?

Montmorency is an established, leafy suburb sitting approximately 18 kilometres north-east of Melbourne’s CBD, bordered by Diamond Creek, Eltham, and Greensborough. Its housing stock skews toward detached dwellings on generous allotments, which means genuine multi-unit blocks are relatively scarce — and scarcity drives value. When a block of units does reach the market, it attracts serious investor competition because the suburb’s demographics support strong, sustained rental demand.

According to DataVic/REIV data (via Collings’ CRM), the median unit sale price in Montmorency reached $863,000 in the April-June 2025 quarter, representing a quarter-on-quarter jump of 9.8%. That single-quarter uplift signals genuine buyer competition at the unit end of the market. For investors focused on multi-unit holdings, this trajectory matters: each individual unit within a block is appreciating against that same benchmark, compounding the total asset value of the whole holding.

Rental income data further strengthens the case. ABS Census 2021 records a median rent of $420 per week across Montmorency, with individual units typically sitting at or above that figure in today’s conditions. Multiply that across four, six, or eight tenancies in a single block and the gross income position becomes immediately apparent.

What Do the Numbers Say About Investing in Montmorency?

Reliable investment decisions require granular data, not suburb-level generalisations. Here is what the verified figures show for Montmorency property right now.

Median Sale Prices (April-June 2025 Quarter)

• Median house price: $1,150,000 (quarter-on-quarter: -1.0%; year-on-year: -1.3%)
• Median unit price: $863,000 (quarter-on-quarter: +9.8%; year-on-year: -1.4%)

Source: DataVic/REIV via Collings CRM, April-June 2025 quarter.

The mild year-on-year softening in both categories reflects broader Melbourne conditions rather than suburb-specific weakness. More telling is that unit prices jumped nearly 10% in a single quarter, indicating a surge in buyer activity that is likely to persist given constrained supply of unit stock.

Demographic Profile (ABS Census 2021)

• Population: 9,250
• Median age: 41.0 years
• Median household income: $2,076 per week
• Median rent: $420 per week

A median household income of $2,076 per week (ABS Census 2021) places Montmorency comfortably above the Melbourne metro average, supporting tenants who can afford — and are willing to pay — above-average rents. The median age of 41 suggests a population of established professionals and families: renters who tend to stay longer, maintain properties better, and pay reliably. For block-of-units investors, low tenant turnover directly reduces vacancy costs and management overhead.

Why Scale Matters for Yield

A single investment unit carries all the same fixed costs as a block: land tax thresholds, conveyancing, due diligence, and ongoing management. When you acquire a block of units, those fixed costs are spread across multiple income-producing tenancies. CoreLogic analysis of multi-unit holdings consistently shows that gross yield per dollar of acquisition cost improves as tenancy count increases, particularly in suburbs where individual unit values are already above $800,000. At a $863,000 unit median and $420 per week median rent, the gross yield on a single Montmorency unit sits near 2.5% — but a well-configured block with mixed tenancy types can push effective yields higher through lower per-unit acquisition costs relative to individual sales.

For a broader view of how Montmorency compares to other north-east Melbourne suburbs, the rental yield Melbourne guide for 2026 provides a ranked comparison of suburbs by gross yield, vacancy rate, and capital growth trajectory.

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

Purchasing a multi-unit block is a materially different process from buying a single investment property. The following considerations apply specifically to Montmorency and the broader north-east Melbourne corridor.

Zoning and Development Overlay

Montmorency falls primarily within the Neighbourhood Residential Zone (NRZ) under Banyule City Council planning controls. The NRZ limits dwelling density and building height more restrictively than the General Residential Zone, which means existing approved blocks carry a premium — they represent grandfathered density that cannot simply be replicated on a vacant site today. Buyers should always obtain a planning certificate (Section 32) and obtain independent planning advice before proceeding.

Body Corporate and Title Structure

Blocks of units can be sold as a single title (company title or single lot on plan of subdivision) or as individually strata-titled lots sold together. The title structure affects financing options, future exit strategy, and the ability to sell individual units separately. A single-title block is generally easier to acquire in one transaction but may restrict future capital events. Strata-titled blocks offer more flexible exit options and can be refinanced on a per-unit basis.

Condition and Capital Expenditure Profile

Many of Montmorency’s unit blocks were constructed in the 1960s to 1980s. Pre-purchase building inspections are non-negotiable at this asset class. Roofing, electrical switchboards, plumbing, and asbestos-containing materials (common in buildings of this era) all require assessment. Budget a contingency of at least 5-10% of purchase price for capital expenditure in the first three to five years of ownership.

Vacancy Rate and Rental Demand

SQM Research data for the Montmorency postcode (3094) consistently records vacancy rates below 1.5%, which is considered a tight rental market. Low vacancy favours landlords, supports asking rent growth, and reduces the income risk associated with multi-tenancy holdings. With the regional rail link upgrades improving connectivity to the CBD, rental demand from professional tenants in the north-east corridor is expected to remain firm through 2026 and beyond.

Finance Considerations for Blocks

Lenders treat multi-unit blocks differently from standard residential property. Blocks of five or more units are typically assessed under commercial lending criteria, which means larger deposits (often 30-35%), different interest rate structures, and different serviceability calculations. Engaging a mortgage broker with specific experience in multi-tenancy residential investments is strongly recommended before making an offer.

Investors researching comparable opportunities across the wider Melbourne market will find it useful to explore the full range of blocks of units for sale in Melbourne in 2026, which covers pricing benchmarks and current listings across multiple suburbs.

How Does Collings Real Estate Help Investors Find Unit Blocks in Montmorency?

Collings Real Estate has operated in Melbourne’s north-east for decades, with deep relationships across the Banyule, Nillumbik, and Darebin local government areas. That network matters enormously in a suburb like Montmorency, where off-market transactions account for a significant proportion of multi-unit block sales. Owners of these assets — often long-term landlords approaching retirement — frequently prefer a quiet sale to a fully public campaign.

Off-Market Access

Collings maintains an active off-market portal connecting registered buyers with vendors who have not yet listed publicly. Investors who register through the Collings off-market property portal receive direct notification when a Montmorency unit block becomes available before it reaches mainstream listing platforms. This early access window is often the only way to secure a well-priced asset in a suburb with this level of supply constraint.

End-to-End Investor Support

Beyond transaction support, Collings provides property management services across the north-east corridor. For block-of-units investors, having a single management team across all tenancies in a building significantly reduces administration burden, ensures consistent lease standards, and provides a unified view of income and expenditure. The team at Collings can advise on current market rents, typical vacancy periods, and tenant profile expectations specific to Montmorency.

Comparable Suburb Analysis

Montmorency is one of several north-east suburbs where Collings has active multi-unit block expertise. Investors who want to compare Montmorency against neighbouring suburbs will find our broader blocks of units listings and suburb guides useful for building a complete picture of the regional investment landscape.

Frequently Asked Questions About Blocks of Units in Montmorency

What is the median unit price in Montmorency in 2025?

According to DataVic/REIV data (via Collings CRM), the median unit sale price in Montmorency was $863,000 in the April-June 2025 quarter, up 9.8% quarter-on-quarter.

What is the median rent in Montmorency?

ABS Census 2021 records a median rent of $420 per week across Montmorency. Current advertised rents in the suburb are generally at or above this level in 2025-2026 market conditions.

Are there blocks of units for sale in Montmorency right now?

Available stock in Montmorency is tightly held. The best way to access current and off-market opportunities is to register with the Collings off-market portal at collings.com.au/portal or contact the team directly on 03 9486 2000.

Is Montmorency a good suburb for property investment?

Montmorency has a population of 9,250, a median household income of $2,076 per week (ABS 2021), and a vacancy rate consistently below 1.5% (SQM Research). These fundamentals support reliable rental income and long-term capital resilience, making it a sound choice for patient investors.

How do I enquire about off-market unit blocks in Montmorency?

Contact Collings Real Estate at 03 9486 2000, email info@collings.com.au, or visit the office at 230 Waterdale Road, Ivanhoe VIC 3079. You can also register directly through the off-market portal at collings.com.au/portal.

Ready to Enquire About Off-Market Unit Blocks in Montmorency?

Montmorency’s combination of high household incomes, tight rental vacancy, constrained unit supply, and a sharp 9.8% quarterly price rise in the unit segment creates a compelling case for block-of-units investment in 2026. The best opportunities rarely reach public listing platforms. Register with the Collings off-market portal, or call the team on 03 9486 2000 to discuss what is currently available and what is coming to market. You can also email info@collings.com.au or visit us at 230 Waterdale Road, Ivanhoe VIC 3079.