If you’re on the hunt for a Melbourne suburb that offers lifestyle, convenience, and community without the sky-high price tag, then it’s time to shine a light on Flemington.
Nestled just 4km northwest of the CBD, Flemington has long been known for its vibrant culture, historic homes, and, of course, the iconic Flemington Racecourse. But now, thanks to the 2025 PwC CityPulse report, it’s making headlines for something even more compelling — it’s one of Melbourne’s most liveable suburbs, and it’s still affordable.
According to The Age, Flemington ranked third out of hundreds of suburbs in the liveability index, scoring an impressive 9.8 out of 10. It beat out many blue-chip eastern suburbs traditionally thought of as top-tier. What makes this ranking even more striking is that Flemington’s property prices remain significantly lower — in some cases, hundreds of thousands of dollars less than suburbs with similar liveability ratings.
Let’s dive into why Flemington is turning heads in 2025 — and why more buyers and investors are taking notice.
What Makes a Suburb “Liveable”?
The PwC CityPulse index ranks Melbourne suburbs across a wide range of indicators — from proximity to public transport and schools, to access to healthcare, green spaces, community services, job opportunities, and more.
Flemington stood out for its excellent transport links, including multiple tram routes and the Upfield train line that connects it directly to the city. Residents also enjoy walkability, which is becoming an increasingly important factor for younger buyers and families alike. Schools, shops, parks, and restaurants are all within easy reach.
Healthcare access is another strong point — with both private and public facilities located nearby, including the Royal Melbourne Hospital, Royal Children's Hospital, and Royal Women’s Hospital, all within a short drive or transit trip.
A Price Tag That Defies Its Reputation
What makes Flemington particularly noteworthy isn’t just how liveable it is — it’s how much value it offers relative to other suburbs with similar rankings.
Whereas top-ranking suburbs like Fitzroy North or Canterbury regularly see median house prices of $2 million or more, Flemington remains hundreds of thousands of dollars cheaper, with median house prices hovering around $1.2–1.3 million, depending on the property type.
Why the price gap? According to experts cited by The Age, there are two main reasons:
- Smaller average housing stock – Flemington’s housing is typically more modest in size, with many terrace homes and apartments dominating the landscape.
- Historic east-west divide – Eastern suburbs have long held a prestige factor that continues to influence price points, despite equivalent or better lifestyle offerings in Melbourne’s north and west.
In essence, Flemington offers the same lifestyle without the inflated price tag — something today’s more budget-conscious buyers are waking up to.
“We Didn’t Know This Existed” – A Hidden Gem No More
One buyer quoted in The Age article said, “We didn’t know this existed.” That’s the sentiment many first-home buyers and even seasoned investors feel once they explore Flemington.
It’s a suburb that’s flown under the radar — close to everything, steeped in charm, but not always top-of-mind when buyers draw up their shortlists. That’s changing fast.
With its tree-lined streets, heritage facades, and culturally rich food scene, Flemington offers more than just liveability metrics. It has personality. The local community is vibrant and diverse, with influences from East African, Asian, and European cultures, creating a truly inclusive environment.
Local events, farmers markets, cafes, and restaurants give the area a strong sense of identity — one that buyers increasingly value in a post-pandemic world where “community” and “local” have become essential.
Ideal for Investors and First-Home Buyers
Flemington’s relative affordability and high liveability rating make it a hot prospect for property investors looking for capital growth with lower entry costs.
The suburb’s location just outside the CBD ensures strong long-term demand for rental properties. With major employment hubs in Parkville’s medical precinct and the Docklands a short commute away, Flemington is well-placed for rental yield and capital appreciation.
For first-home buyers, the suburb’s mix of period homes, townhouses, and apartments offers options across a wide range of budgets. Entry-level buyers can still find well-maintained apartments for under $600,000 — a rarity in a city where affordability is increasingly out of reach.
Why Now Might Be the Time to Act
As media outlets like The Age and reports like CityPulse continue to shine a spotlight on Flemington, the suburb’s profile is rising. With that will likely come increased buyer demand — and inevitably, price growth.
Savvy buyers who recognise the suburb’s unique combination of lifestyle and value are moving quickly. Whether you’re a professional couple looking for inner-city convenience, a young family wanting parks and schools within walking distance, or an investor seeking long-term upside — Flemington ticks all the boxes.
Final Thoughts
Flemington may have once been an underrated part of Melbourne’s inner north-west, but in 2025, that’s clearly no longer the case.
With a near-perfect liveability score, unbeatable access to key amenities, a rich cultural scene, and property prices that remain far more accessible than those of the east — it’s no wonder more buyers are saying, “Why didn’t we look here sooner?”
If you’ve been looking for that perfect blend of lifestyle and affordability, now’s the time to explore what Flemington has to offer.
Thinking of making a move or investing in Flemington? Let’s chat — it might be the smartest decision you make this year.