Kingsville is a small suburb located 9km west of Melbourne's CBD in the City of Maribyrnong Local Government area. Kingsville is in the form of a right angle triangle between West Footscray and Yarraville, bounded by 3 main roads: Williamstown Road, Geelong Road and Somerville Road.
Kingsville was previously a working class suburb considered by many to be an undesirable area. Today, it is a well established gentrified suburb with some of the most house proud residents are in Australia.
Many streets within Kingsville are beautiful with trees lining the street and rows of immaculately maintained houses.
Kingsville is a top 15 suburb of Australia in terms of price performance, according to Aussie Home Loans 25 Year Report and CoreLogic. Many homes transacted in the 1980s for a little as $20,000, and are now selling for over $2M today.
Lifestyle
Kingsville is known for having an outstanding urban lifestyle and is surrounded by some of Melbourne’s best-known village and market suburbs such as Seddon and Footscray. Residents often will wander or shortly commute into both suburbs for restaurants, cafes and other events.
Kingsville is a quieter suburb of the inner west, and a very family orientated suburb with a strong sense of community. Locals can often be seen exercising, walking and relaxing throughout the suburb. Any residents spend a great deal of time within their own homes maintaining them and raising their children.
Beevers Reserve is the main park of the suburb, and a place where picnics, get togethers, and birthdays commonly occur. There are larger grounds in nearby West Footscray at Hansen Reserve, where most locals play sports.
There are a few smaller cafes throughout the suburb, particularly on the corner lots towards the main roads of the suburb, which are popular amongst many residents.
School Zones
Kingsville Primary School is the main school where most primary aged students attend, though some attend Yarraville West Primary School in the southern end of the suburb.
For a primary catholic education Corpus Christi Catholic School is in nearby West Footscray.
For adolescent students, most attend the nearby Footscray High School, and some attend Bayside P-12 School in Williamstown.
Private schools are uncommon, though some students do attend or board Melbourne Grammar School, Melbourne Girls Grammar School and Geelong Grammar School.
Yarraville Special Development School lies less than 5 minutes down Williamstown Road and serves students of special needs.
Demographics
Kingsville is one of the most gentrified suburbs in Australia and was previously an area considered undesirable. Over the past 50 years, it has rejuvenated in the 1980s-1990s, and gentrified in the 2000s, to become one of Melbourne’s best suburbs.
Accordingly, as per ABS Census Data, incomes have more than doubled in the past 15 years, median household weekly income has moved from $1,019 per week in 2006 to $2,195 in 2021.
There is a large proportion of long-term residents in Kingsville, and also dual income residents such as families and childless couples. All of the beforementioned residents have large disposable discretionary incomes, which allows for great spending on their lifestyle and particularly their homes.
Many long term residents own their homes entirely outright, with the average LVR of the suburb being under 15%, a number that is one of the lowest in Australia.
Populations of Vietnamese, Chinese, English, Scottish, Irish, and Greek are all found in Kingsville, which provides a great culture and community to the suburb.
Employment
Over 55% of Kingsville’s residents are employed within professional services or managerial roles. The most common employers of these residents is Healthcare, Education IT and Administration Roles.
Many of the residents of Kingsville work within the Footscray Hospital Precinct, Sunshine Business Precinct and the CBD, which all lie within 15 minutes of the suburb.
Cafes and restaurants employ many of the younger residents in the suburb that are still living at home or are in the small number of share houses. Most of which work in the Footscray Market, Yarraville Village or Seddon Village.
Transport
Private transport is the most common source of transport in Kingsville, largely due to the quiet nature of the suburb and open space. Kingsville is one of the few suburbs in the inner west of Melbourne that have parking aplenty.
West Footscray Station is the closest station to Kingsville and is just outside the northern end of the suburb, which run services west towards Sunshine & Werribee and east to the CBD.
Buses are a more common form of public transport in Kingsville, which run along the main roads of the suburb, Geelong Road, Somerville Road and Williamstown Road. These services run west towards Sunshine, South towards Williamstown and east towards the CBD.
Cycling is common for residents who work in close neighbourhoods such as Seddon, Yarraville and Footscray.
Shopping Centre's, Restaurants & Facilities
Kingsville is almost entirely residential; hence residents will wander into neighbouring suburbs to enjoy their urban lifestyle. As a very small suburbs, this often requires a maximum commute of 5 minutes.
Kingsville is still despite being quiet a walkable suburb, with a walk score of 80, largely due to its neighbours.
Footscray Market, Seddon Village and Yarraville Village are all very common places for residents to visit for some of the best cultural restaurants, festivals and events in all of Melbourne. Seddon, Yarraville and Footscray all have annual festivals, which many residents will simply walk down with family and friends to attend.
Sport is a common theme amongst Kingsville residents, with AFL, cricket and soccer all being very popular sports. The Western Bulldogs are the town hero and play in neighbouring West Footscray. Most sports are played at Hansen Reserve that sits just within West Footscray to the western edge of the suburb.
Alike to many residents in other inner west suburbs, Kingsville residents shop through neighbouring suburbs for boutique and alternative goods. Generally, residents will attend the CBD, Docklands or South Wharf for shopping in larger department stores.
Running, yoga and other clubs are also present within the suburb, often filled with groups who live only homes or streets apart from each other.
Development
Nearly the entirety of Kingsville is compromised of detached houses, as the zoning of most of Kingsville only permits single dwellings or medium density. Townhouses and apartments are within Kingsville, but only in smaller quantities, and are generally closer to West Footscray Station and Williamstown Road.
Kingsville does have many blocks that still exist above 400m2, which is fairly uncommon in many of the inner west suburbs within 10km of the CBD in Melbourne. Often when homes such as this hit the market, they are sold to small end duplex and townhouse developers.
Much of the ongoing development in Kingsville involves renovation and knock down rebuilds. The house-proud nature of the suburb and street scape makes many residents renovate their homes to continue the legacy of Kingsville.
It should be noted that in Kingsville, the community does play a large role in DA approvals, and on multiple occasions over the past decade subdivision developments have been rejected due to community backlash.
Capital Growth
Kingsville is the best suburb in Metropolitan Melbourne for capital growth, according to the Aussie Home Loans 25 Year Report, moving from $86,500 in 1993 to $1,017,500 in 2018, achieving an average of 10.4% capital growth year on year.
This number is consistent with its long term trends, with properties transacting between $20,000-$25,000 in the early 1980s.
Some properties in Kingsville are known to perform at up to 13% capital growth year on year, and has some of the highest and most consistent capital growth in the world. Many of these properties are within the tree-lined streets of the suburb and rarely turnover.
Townhouses and units have insufficient data, though generally perform at 6% and 4% capital growth year on year.
Cash Flow
Houses in Kingsville yield between 3-3.4% year on year. This number has slowly been decreasing, which is incredible as capital growth has been so strong. Average rents back in 2006 we’re close to $200 per week, which have more than tripled to $650 per week today.
Townhouses and units yield closer to 4% year on year, sometimes 4.5%. Most of these are housed by younger people and downsizers who do want to leave the suburb.
Some homes in Kingsville, particularly renovated and redeveloped homes are now fetching over $1,000 per week or more in rent. This number has never been seen but is still rising largely due to the continuing wealthier demographic choosing to call Kingsville home.
Rental Demand
Vacancy rates in Kingsville are very low, at an average of 1.7%, which is amongst the lowest in Melbourne. Most of the suburb is compromised of owner occupiers for houses, meaning there are very few rentals available, often less than 5 at any given time, sometimes none at all.
Townhouses and apartments average closer to 2.2% vacancy rates, which is again fairly low. This is higher due to the tenants often having changing lifestyles, moving in and amongst the inner west quite regularly.
Rental increases in Kingsville have been incredible in recent decades, averaging 4% year on year, above both inflation and amongst the highest in the country. Many residents who bought multiple properties in Kingsville now are doing very well and are very wealthy.
Since COVID19, vacancy rates in Kingsville have dropped even further, averaging below 1% consistently, and have been even lower for houses. This has increased rentals at close to 10% year on year for the 3 years following the pandemic, causing rents to rise at a rate never seen before.
Why You Require a Buyers Agent in Kingsville
Kingsville in the 1980s and 1990s was still a suburb going through rejuvenation, with some taking notice, but many still ignoring it all together.
Today, those days are over, particularly through the 2000s, Kingsville was noticed by many due to its incredible performance year after year. This has led to masses of wealthier residents from the east and inner north to look at Kingsville as a place to call home due to its lifestyle triangle – proximity to work, schools and lifestyle districts.
Kingsville has had a major spill over effect, meaning wealthier residents priced out of more expensive suburbs such as Williamstown, Newport and Port Melbourne have looked to more affordable options, such as Kingsville and in turn have jacked up property prices.
As a very small suburb, there is very little stock that is on market at any given time, often less than 5 houses. Stock levels have also quartered in the past 20 years, meaning competition has increased and stock has decreased which has only led to further price appreciation.
Developers and renovators are also common purchasers in Kingsville, especially for the stock on larger blocks that is still present in the suburb. International buyers can be seen too, with high auction clearance rates, sometimes at 100%, meaning anything on market no matter the price, still sold.
Having a buyers agent in your corner is not only required in Kingsville, but absolutely crucial as many potential purchasers sit out years to wait for the best stock to come to market or to secure it. In this time period, prospective buyers have missed out on hundreds of thousands of dollars in growth and fall further behind.
Experience, access and strategy are all key components that a buyers agent will bring to the table, ensuring you save hundreds of thousands of dollars on the way in and make millions in years to come.
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