VIC3478· Pop. 2,584Buloke

GRE GRE NORTH

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability score

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

$280,000

VIC Gov · 2025

Rent yield

Real

3.4%

computed from govt data

Annual growth

Real

0.1%

annualised from govt data

Vacancy rate

Est.

2.5%

modelled estimate

AI insights for GRE GRE NORTH

Investment analysis, risks & comparisons

PREMIUM

GRE GRE NORTH 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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A shareable, printable analysis of GRE GRE NORTH — investment outlook, liveability, risks & who it suits.

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Compare GRE GRE NORTH with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

GRE GRE NORTH vs HOPPERS CROSSING GRE GRE NORTH vs TARNEIT GRE GRE NORTH vs TRUGANINA GRE GRE NORTH vs COCOROC GRE GRE NORTH vs WERRIBEE SOUTH GRE GRE NORTH vs POINT COOK

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Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$185/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.9%

annual shift

Yield × growth index

1.8

combined signal

Net yield (est.)

5.79%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+10.5%

est. compound, long-run avg

10-yr growth (CAGR)

+4.0%

est. compound, long-run avg

Rental demand

44 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$170k

2021

$225k

2022

$310k

2023

$280k

2025

$280k

Source: VIC Gov · 2025 · all sources

Market overview

GRE GRE NORTH 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 3.4% 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 2022–23

Median household income

$927/wk

$35k taxable p.a.

Renters

18.6%

77.5% owner-occupier

Median age

53.0 yrs

Unemployment

3.0%

Population growth

+0.4% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

80%

5% apartments

Degree qualified

24.8%

bachelor's or higher (ABS)

Work from home

17.7%

of employed residents (ABS Census)

Median lot size

3.0 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

2.0%

Mostly long-term tenants

Market activity

Distance to CBD

197.9 km

Regional

Days on market

65 days

Slower market

Auction clearance

37.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

192.8 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

97/km²

Rural / semi-rural

Schools in postcode 3478

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St Patrick's School

Catholic · Yrs Prep-6 · Outer Regional

ICSEA 1011(52%)

102 students13:1 student–teacher51% girls8% top SEA quarter

St Arnaud Primary School

Government · Yrs Prep-6 · Outer Regional

ICSEA 958(28%)

110 students13:1 student–teacher45% girls6% top SEA quarter

Moonambel Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 888(9%)

11 students3:1 student–teacher27% girls2% top SEA quarter

🎓Secondary (1)

St Arnaud Secondary College

Government · Yrs 7-12 · Outer Regional

ICSEA 975(35%)

168 students7:1 student–teacher44% girls9% top SEA quarter

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

High crime

31/ 100

10.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

958ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

0/ 100

🚆 0 train🚌 0 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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