BAREENA
Investor score
51
Liveability score
71
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$677,500
VIC Gov · 2025
Rent yield
Real2.8%
computed from govt data
Annual growth
Real-12.4%
annualised from govt data
Vacancy rate
Est.1.8%
modelled estimate
AI insights for BAREENA
Investment analysis, risks & comparisons
BAREENA shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$360/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.0%
annual shift
Yield × growth index
-4.8
combined signal
Net yield (est.)
3.02%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
-4.1%
est. compound, long-run avg
10-yr growth (CAGR)
+7.3%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Est.2.1%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
BAREENA is a VIC suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 2.8% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,891/wk
$65k taxable p.a.
Renters
35.0%
63.1% owner-occupier
Median age
40.0 yrs
Unemployment
4.0%
Population growth
+3.5% p.a.
Investor-owned
17.0%
of all dwellings (ATO)
Houses
73%
15% apartments
Degree qualified
35.0%
bachelor's or higher (ABS)
Work from home
15.4%
of employed residents (ABS Census)
Median lot size
1.0 ha
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
4.9%
Some Airbnb activity
Market activity
Distance to CBD
66.2 km
Regional
Days on market
53 days
Slower market
Auction clearance
59.6%
Balanced market
Walkability
82 / 100
Walker's paradise
Coastal proximity
31.0 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
1,181/km²
Suburban
Schools in postcode 3220
🏫Primary (6)
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Catholic · Yrs Prep-6 · Major Cities
Catholic · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
🎓Secondary (3)
Catholic · Yrs 7-12 · Major Cities
Catholic · Yrs 7-12 · Major Cities
Matthew Flinders Girls Secondary College
Government · Yrs 7-12 · Major Cities
📚Combined (1)
Independent · Yrs Prep-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Moderate6.7 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Top tier10 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
25
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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