BORONIA
Investor score
60
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$868,000
VIC Gov · 2025
Rent yield
Real3.3%
computed from govt data
Annual growth
Real0.8%
annualised from govt data
Vacancy rate
Est.2.6%
modelled estimate
AI insights for BORONIA
Investment analysis, risks & comparisons
BORONIA 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.
Compare BORONIA with nearby suburbs
Side-by-side on price, yield, growth, schools, safety & more.
Resident reviews
What people who know BORONIA say
No reviews yet — be the first to share what BORONIA is like.
Reviews are the opinions of individual users and are not verified by Australia Property.
Median rent
$550/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+4.1%
annual shift
Yield × growth index
2.0
combined signal
Net yield (est.)
3.16%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.0%
est. compound, long-run avg
10-yr growth (CAGR)
+4.6%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Real1.3%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
BORONIA is a metropolitan VIC suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro VIC suburb with strong infrastructure and transport
- Rental yield 3.3% 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
$1,621/wk
$78k taxable p.a.
Renters
28.2%
69.8% owner-occupier
Median age
39.0 yrs
Unemployment
3.6%
Population growth
+2.1% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
64%
25% apartments
Degree qualified
38.3%
bachelor's or higher (ABS)
Work from home
21.0%
of employed residents (ABS Census)
Median lot size
460 m²
Standard block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
5.8%
Some Airbnb activity
Market activity
Distance to CBD
28.7 km
Outer suburbs
Days on market
25 days
Fast-moving market
Auction clearance
67.6%
Strong demand
Walkability
91 / 100
Walker's paradise
Coastal proximity
28.6 km
Coastal fringe
NBN technology
HFCFast — fibre to node + coaxial
Population density
1,735/km²
Suburban
Schools in postcode 3155
🏫Primary (4)
Catholic · Yrs Prep-6 · Major Cities
Boronia Heights Primary School
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
🎓Secondary (1)
Independent · Yrs 10-12 · Major Cities
📚Combined (1)
Government · 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
Safe3.8 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average6 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
37
/ 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
Properties in BORONIA
View listingsLocal professionals
Connect with agents and building inspectors who operate in BORONIA. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.