Part of Melbourne Infrastructure Impact: This guide is part of our comprehensive Melbourne Infrastructure Impact Property Investment Guide
CityLink & EastLink Tollroad Property Impact Melbourne 2026
CityLink and EastLink tollroads create 5-12% property premiums within 5km for commuter suburbs. EastLink corridor (Ringwood-Frankston) sees higher values vs non-corridor suburbs. CityLink access boosts Brunswick, Essendon, Port Melbourne. Optimal zone: 1-5km from tollroad (access benefits without noise). Different profile to train proximity - lower premiums but suburban character.
Quick Answer
How to invest near Melbourne tollroads?
Target 1-5km from CityLink/EastLink for access premium without noise. CityLink: Brunswick ($820k), Essendon ($1.1M) for CBD access. EastLink: Ringwood ($780k), Glen Waverley ($1.1M) for employment corridor. Best: Dual connectivity (tollroad + train) like Ringwood. Avoid <500m (noise), >10km (no premium).
CityLink Corridor Impact
Overview
CityLink: Tullamarine Freeway to Monash Freeway via Domain/Burnley tunnels. Connects Airport, CBD, South-East suburbs. Operational since 2000, established premium patterns.
CityLink Corridor Premiums
| Suburb | Median | CityLink Premium | CBD Travel |
|---|---|---|---|
| Brunswick | $820k | +8% | 15min |
| Essendon | $1.1M | +10% | 18min |
| Port Melbourne | $950k | +9% | 12min |
| South Yarra | $1.05M | +7% | 10min |
Best CityLink Suburbs
Brunswick: $820k median, 7.5% growth. CityLink access + tram network. Gentrification play. 2-4km from CityLink entry.
Essendon: $1.1M median. Dual benefit: CityLink + Airport proximity. Family suburb with fast CBD access. 3-5km from CityLink.
Port Melbourne: $950k median. Waterfront + CityLink to CBD 12min. Limited supply, strong demand. 1-3km from CityLink.
South Yarra: $1.05M established premium. Train + CityLink dual connectivity. Lower growth (5%) but stable.
EastLink Corridor Impact
Overview
EastLink: Ringwood to Frankston (39km). Connects Eastern/South-Eastern suburbs to Monash employment corridor. Operational since 2008. Created new property corridors.
EastLink Corridor Analysis
| Suburb | Median | EastLink Premium | Key Benefit |
|---|---|---|---|
| Ringwood | $780k | +12% | Dual access |
| Glen Waverley | $1.1M | +10% | Monash |
| Rowville | $750k | +15% | Employment |
| Frankston | $650k | +8% | Affordable |
Best EastLink Suburbs
Ringwood: $780k median. Best dual connectivity - EastLink + train. Eastland shopping, family suburb. Highest EastLink premium +12%.
Glen Waverley: $1.1M median. Monash University corridor via EastLink. Top schools. Future SRL amplifies value. 2-4km from EastLink.
Rowville: $750k median. Direct EastLink access to employment hubs (Monash, Dandenong). No train but high car-ownership families. +15% tollroad premium.
Frankston: $650k affordable entry. EastLink endpoint + bayside. Long commute but strong value. Budget-conscious families.
Investment Strategies
Proximity Zones
0-500m: Avoid. Noise/pollution reduces value 8-12%. Poor air quality, visual impact. Difficult resales.
500m-1km: Marginal zone. Some noise issues, minor premium +3-5%. Only if other strong features.
1-5km: Optimal zone. Access benefits (+8-12% premium) without noise. Easy on/off ramp access. Best liquidity.
5-10km: Moderate benefit +3-6%. Still commuter-convenient. Lower premiums but quiet residential.
Dual Connectivity Strategy
Best returns: Suburbs with tollroad + train access. Combines car-dependent families (tollroad) with professional renters (train). Examples:
Ringwood: EastLink + Belgrave/Lilydale lines. $780k, 8.5% growth. Strongest dual-access suburb.
Box Hill: CityLink/EastLink proximity + train. Future SRL. $950k, 9% growth. Premium dual-access.
South Yarra: CityLink + multiple train lines. $1.05M established blue-chip. Lower growth but stable.
Tollroad vs Train Comparison
Train Proximity: Higher premiums 12-18%, yields 4.5-5%. Denser development, professional demand. Better for apartments.
Tollroad Proximity: Lower premiums 5-10%, yields 4-4.5%. Suburban character, family demand. Better for houses.
Future Tollroad Infrastructure
North East Link (2028)
Greensborough to EastLink connection. Completes missing orbital link. Property impact:
Heidelberg: $880k current. Anticipated +10-12% by 2028 completion. Northern suburbs connectivity boost.
Bulleen: $1.05M. Direct NEL access. High-end family suburb gains connectivity.
Doncaster: $1.15M. NEL + EastLink dual access. Shopping + schools + connectivity.
Construction Disruption: 2024-2028. Some suburbs see temporary value dips 5-8%. Recovery post-completion.
Western Distributor / Port Links
Proposed Footscray-Port connections. Speculative timeline. Potential beneficiaries: Footscray, Yarraville, Spotswood. Requires patient capital 8-12 years.
Risks
Noise/Pollution: Properties under 500m suffer 8-12% value reduction. Air quality concerns for families with children. Resale difficulty.
Toll Costs: Ongoing expense deters renters. CityLink $15-20/week, EastLink $12-18/week. Preference for free alternatives when available.
Congestion: Peak hour traffic offsets speed benefits. CityLink congestion Toorak Rd-Domain. EastLink weekday mornings 7-9am.
Oversupply: Developers target tollroad corridors. Apartment oversupply near EastLink (Doncaster, Ringwood). Differentiate with quality.
Lower Yields Than Train: Tollroad suburbs yield 4-4.5% vs train suburbs 4.5-5%. Car-dependent tenants less stable than professionals.
Related Articles
- Ringwood: Eastern Growth Investment - Best dual connectivity (EastLink + train)
- Brunswick: Gentrification Investment - CityLink access + inner-city growth
- Doncaster: Prestige Eastern Investment - North East Link 2028 beneficiary
- Footscray: Inner West Gentrification - Future Western Distributor play
Frequently Asked Questions
Toll roads create 5-12% premiums within 5km for commuter suburbs. EastLink corridor (Ringwood-Frankston): $780k vs $680k off-corridor. CityLink access (Essendon, Brunswick): +8% premium. Balance: close enough for access (<10km), far enough to avoid noise (<1km).
Brunswick ($820k, 7.5% growth): CityLink to CBD 15min, gentrification. Essendon ($1.1M): Airport + CBD access. Port Melbourne ($950k): Waterfront + CityLink. Avoid direct adjacency (<500m) - noise/pollution. 1-5km optimal zone.
Ringwood ($780k): EastLink + train, dual connectivity. Glen Waverley ($1.1M): Monash Uni corridor, SRL future. Rowville ($750k): EastLink employment hubs. Frankston ($650k): Affordable EastLink endpoint, bayside.
Noise/pollution within 500m reduces value 8-12%. Toll costs deter renters - vacancy risk. Oversupply along corridors (developers target access). Traffic congestion peak hours offsets speed benefits. Not substitutes for train - yields lower than rail suburbs.
Train proximity: Higher premiums 12-18%, better yields 4.5-5%, denser development. Tollroad proximity: Lower premiums 5-10%, yields 4-4.5%, suburban character. Best: Combined access (Ringwood, Box Hill). Tollroads suit car-dependent families, trains suit professionals/singles.
North East Link (2028): Greensborough-EastLink connection. Heidelberg, Bulleen, Doncaster gain +8-12% by completion. Western Distributor: Footscray-Port connections. Speculative plays require 5-8 year holds through construction disruption.
Invest Near Melbourne Tollroads?
CityLink and EastLink corridor specialist analysis.
Or call 02 9099 5636