Elwood's housing at a glance
At the 2021 Census, Elwood had 15,153 residents and a median age of 38. Flats and apartments made up a remarkable 72.1% of occupied dwellings. Separate houses were just 14.2% and semi-detached homes 13.6%. More than half of households (51.4%) rented, and 20.8% owned outright.
In other words, the classic suburban driveway market is small in Elwood. What the suburb has instead is a huge number of ground-floor apartments with private courtyards, apartment blocks with common paths and car parks, and period houses with compact gardens. Those are the jobs we see most.
From swamp to sought-after bayside suburb
Elwood was originally swampland, with Elster Creek draining into it near the beach. The Elwood Canal was built to connect the creek to the bay, turning the area into land suitable for housing. Point Ormond, once called Little Red Bluff, was the site of a quarantine camp in 1840 and had long been a food source for the Yalukit Willam clan of the Boon Wurrung. Through the twentieth century Elwood grew from a working middle-class suburb into one of Melbourne's most sought-after bayside areas, known for large 1920s and 1930s period homes with art deco touches, interwar apartment buildings and leafy streets, many lined with London plane trees. Woy Woy at 77 Marine Parade is regarded as one of Melbourne's earliest modernist flat buildings.
Port Phillip council: crossovers and heritage
Elwood is in the City of Port Phillip, confirmed by the Victorian Government's council locality list and the council's own suburb information. That means a different process from Bayside or Glen Eira.
Vehicle crossings. Port Phillip takes vehicle crossing permit applications through its online portal. Applicants supply a fully dimensioned plan at 1:100 showing clearances to nearby assets and the location of pits, poles, drainage points, street trees and any existing or redundant crossings. For a permanent crossing, the plan also shows the parking area on the property where two standard vehicles can fit. The council asks applicants to allow at least 15 business days and not to start works before the permit is issued. Given Elwood's street trees and tight frontages, not every property will be suitable for a new crossover.
Heritage. Much of Elwood's character comes from its period buildings, and Port Phillip has been reviewing the Heritage Overlay 8 precinct, which covers properties around Glen Huntly and Ormond Roads in Elwood. If your property is in a heritage overlay, changes to front gardens, fences and crossovers visible from the street may need planning consideration. Check your planning property report before you lock in a design.
See our vehicle crossovers page for how crossover builds are staged.
Courtyard patios: Elwood's main concrete job
With so many ground-floor apartments and compact period homes, the courtyard patio is the job Elwood residents ask about most. A good Elwood courtyard:
- falls gently away from the building to a drain, because most courtyards are enclosed by fences and walls
- has a pit or slot drain connected to the stormwater system
- sits below the damp-proof course and leaves weep holes and vents clear, which matters on older brick buildings
- uses a comfortable finish , such as fine exposed aggregate, lightly broomed coloured concrete or a honed surface with grip treatment
- is sealed against salt air, leaves from plane trees and outdoor dining spills
Access is often the challenge. Many courtyards are reached only through the apartment, a narrow side passage or common property. Line pumps can run long distances through tight spaces, and floors and walls are protected along the route. See concrete patios.
Owners corporations and renters
With most Elwood homes being apartments and more than half rented, approvals matter. Before planning work:
- Owners should check owners corporation rules, since courtyards may be common property or subject to rules on hard surfaces, drainage and appearance.
- Renters need the landlord's written consent.
- Committees planning common path, entry or car park repairs can request a written scope and quote for a meeting.
Near the beach and the canal
Elwood Beach, Point Ormond Reserve and the Elwood Canal are the suburb's biggest open spaces. Homes near Marine Parade and Ormond Esplanade, the seaside boulevards Port Phillip's planning documents single out, live with salt air and sea breezes. Concrete close to the water benefits from adequate cover over reinforcement, a dense, well-cured surface and a good sealer, plus regular hosing to remove salt. See our coastal concrete care guide and concrete sealing.
Plane trees and paths
Elwood's London plane trees are beautiful, but their roots lift footpaths and private paths, and their leaves and seed fluff clog drains and stain surfaces in autumn. Front paths and courtyards near large trees should be reinforced and jointed to manage movement, with drains that are easy to clear. Street trees belong to the council and cannot simply be cut back. See paths and footpaths.
Period houses and driveways
For Elwood's minority of houses, front paths, steps to verandahs and narrow side driveways are common jobs. Restrained finishes such as charcoal concrete or a soft river-pebble aggregate suit Edwardian and interwar homes. See concrete steps and concrete driveways.
Art deco flats and common areas
Elwood's interwar and art deco apartment blocks often have original concrete paths, steps and small car parks that are now cracked, uneven or patched. Common-area repairs need owners corporation approval and a clear scope, and work is usually staged so residents keep access to entries and car spaces. Finishes should respect the building: simple, neat concrete with clean edges usually suits these blocks better than a heavily decorative surface.
What affects an Elwood quote
We never publish prices. In Elwood the main factors are access through apartments or narrow passages, removal of old pavers or concrete, drainage in enclosed courtyards, the finish and sealing, owners corporation requirements, heritage considerations and Port Phillip permits for any crossover or footpath work. See our driveway cost factors guide.
Elwood concreting FAQs
Yes, subject to owners corporation approval and access. Line pumps make most courtyard pours possible, even through the apartment.
Port Phillip asks applicants to allow at least 15 business days, and works must not start before the permit is issued.
Yes, a fully dimensioned 1:100 plan showing clearances to pits, poles, drains, street trees and existing crossings, plus on-site parking for two vehicles for a permanent crossing.
Some Elwood properties are, including the Heritage Overlay 8 precinct around Glen Huntly and Ormond Roads. Check your planning property report.
Fine exposed aggregate, lightly broomed coloured concrete or honed concrete with an anti-slip sealer are popular, all sealed against salt and leaf stains.
Often. The lifted section is cut out, roots are assessed, and a new reinforced section is poured with joints placed to manage future movement. Street tree roots are council matters, so check before cutting.
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We also cover Elsternwick, Brighton and Caulfield South. See all service areas.