Mentone, VIC 3194

Living and working nearby in Beaumaris, I spend a lot of time sourcing properties in Mentone, helping buyers secure homes here year after year. Its a suburb I genuinely enjoy recommending. Mentone offers one of the best balances of bayside lifestyle, strong schooling and long-term family home living anywhere in Melbournes south-east. Many of my clients buy here intending it to be a stepping stone for their next property, but end up staying far longer than planned.

OVERVIEW AND LOCATION
Mentone is a well-established bayside suburb that quietly ticks a lot of boxes. Buyers are always drawn to its coastal position, family-friendly streets and access to some of the best beaches around.
Located around 20 kms south-east of the Melbourne CBD, Mentone sits right on Port Phillip Bay. It has the best of both worlds with great access to trains, buses, schools and shops but most importantly the beach, cafes, beach trails and bike paths
Most buyers I deal with are owner-occupiers, usually young families, professionals and downsizers who want a little bit more space, safety and lifestyle. Investors are also drawn to this area due to the rental yields they can achieve and also the different types of investment properties on offer. It can be a tough pocket to get into though as most properties are tightly held due to Mentones beauty and charm.
Compared with nearby bayside suburbs, Mentone is usually the go to place to buy for a few reasons:
Larger blocks than Parkdale
More lifestyle and beach access than Cheltenham
A slightly more active, connected feel than parts of Beaumaris
Houses are tightly held for family living and land value, while units provide a more accessible entry point and consistent rental demand.

LIFESTYLE AND AMENITIES
Mentone doesnt have a huge night life and can be quite quiet. Mentone Village has a great mix of cafs, casual dining and everyday retail, and Southland is close enough to make bigger shopping trips easy. There are some great local Beachside cafs along Como Parade which are popular with locals, and the food options generally cater to residents rather than tourists.
Mentone has some great sporting clubs like the Mentone Bowls Club, local football and tennis clubs, and the Mentone Life Saving Club located right on one of the best beaches around.
Different pockets suit different buyers:
Streets closer to the beach offer a relaxed coastal feel.
Areas around Balcombe Road and Park Road tend to have larger blocks and quieter streets.
Near the station and Nepean Highway is often more accessible price-wise and a lot more popular with first-home buyers and investors.

TRANSPORT AND COMMUTE
Mentone is genuinely easy to get around. Mentone Station on the Frankston line offers direct CBD access in roughly 3540 minutes, and buses along Nepean Highway, Beach Road and Balcombe Road connect surrounding bayside suburbs well.

SAFETY AND COMMUNITY
From both personal experience and client feedback, Mentone feels safe and welcoming. Streets are generally quiet, well-lit and active during the day, and theres a strong sense that people look out for their neighbourhood.
High owner-occupier rates, good schools, parks and sporting clubs all contribute to that feeling without the suburb ever feeling busy or crowded. There is very little public housing around as well.

PROPERTY PRICES AND GROWTH
Mentone has always been a long-term growth suburb rather than a speculative one. Demand is driven by land, lifestyle and schooling rather than short-term hype.
Houses are tightly held, townhouses and villas have become increasingly popular, and units continue to attract buyers looking for a foothold in a premium bayside area. Limited new supply and the suburbs coastal position continue to underpin values.

PROPERTY SUPPLY AND BUILDING QUALITY
Detached homes dominate Mentone, with a growing number of townhouse developments replacing older stock on larger blocks.
Many mid-century brick and weatherboard homes are solid and well-built. Newer townhouses vary in quality, so buyers need to be selective about layout, orientation and outdoor space. Apartments remain limited, which helps preserve the suburbs low-density feel.

RENTAL DEMAND AND YIELDS
Rental demand is consistently strong, particularly from families, professionals and students attending nearby schools.
Townhouses and villa units generally offer stronger yields than houses, while houses suit investors focused on long-term capital growth. Well-located properties rarely sit vacant for long.
House yields typically sit in the low-to-mid 2% range, while townhouses often perform better from a yield perspective. Units provide the most attractive rental yields ranging from 3.5-4%. Mentone suits investors looking for stability, strong tenant demand and solid resale appeal.

SCHOOLS, CHILDCARE AND HEALTHCARE
Schooling is a major drawcard for Mentone. Mentone Primary, Mentone Girls Secondary College, Mentone Grammar and St Bedes College are all highly regarded. Childcare options are plentiful, and healthcare access is excellent with local GPs, the Kingston Centre and Sandringham Hospital nearby.

FUTURE DEVELOPMENT
Most development is concentrated along Balcombe Road and Nepean Highway, which helps protect quieter residential pockets. Controlled growth and ongoing infrastructure investment continue to support long-term demand.

BUYER ADVICE
For owner-occupiers, Mentone offers a lifestyle built around space, schools, community and long-term security. If you are looking at purchasing a small unit, again Mentone is a great investment.

FINAL ASSESSMENT
Mentone remains one of Melbournes most dependable and family-friendly bayside suburbs. It may not have inner-city buzz, but what it offers instead is space, lifestyle, community and long-term confidence and for many buyers we work with, thats exactly what matters most.
Great for: families, upsizers, long-term owner-occupiers and investors who value consistency over hype.

For more advice regarding potentially buying in Mentone or surrounding suburbs, please feel free to call me on 0411 544 625. Thanks for reading. Clint Payne - Buyer's agent | Bayside Real Estate Advocates.

I lived in Mentone for 2 years and I totally love the area. Is that place that you feel comfy, safe, is where I have a belong/home feeling in Australia (I'm from overseas).
It is great for family, you can walk tranquil and calm, people are gentle and kind. The shopping centre is great, there are plenty of playgrounds and parks, it is nearby DFO Moorabbin, Costco... good public transport, train station is being renewed. I simply love it!
The beach is good (but it's what I like less). And we can't forget the schools, they are great. My child is not school age yet but I really would like him to study in Mentone.

Mentone resides within the zone of many top Bayside schools so it attracts affluent families. The people of Mentone are friendly and the town is vibrant. Median house prices have gone up considerably over the last 3-5 years. A lot of work is planned in Mentone including the level crossing removal to ease traffic congestion and shopping precinct redevelopment. The best parts of Mentone are near the village. Only downside would be that some of the apartment developments approved by Kingston council are rather ugly and quite large, but that attracts other benefits.

Great place to live, no violence, local train station and local fire station

My 2nd Preference to live in Melbourne. It is peaceful and there are lots of Parks, Shops and Schools close by!

I love Mentone it is a safe and beautiful suburb - close to the beach, all shops you would need and has a great sense of community.

Mentone has improved over the years, apartments, shops, and also cafe's bars which are great for nightlife! We have great neighbours and great company! Always quiet when we want it to be!