GREENVALE
Investor score
59
Liveability score
54
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$855,000
VIC Gov · 2025
Rent yield
Real2.6%
computed from govt data
Annual growth
Real0.6%
annualised from govt data
Vacancy rate
Est.2.6%
modelled estimate
AI insights for GREENVALE
Investment analysis, risks & comparisons
GREENVALE 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
$430/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+4.2%
annual shift
Yield × growth index
1.6
combined signal
Net yield (est.)
3.07%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+3.5%
est. compound, long-run avg
10-yr growth (CAGR)
+5.9%
est. compound, long-run avg
Rental demand
47 / 100
Moderate demand
Supply pipeline
Est.2.5%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
GREENVALE 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 2.6% 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
$2,262/wk
$73k taxable p.a.
Renters
12.2%
85.5% owner-occupier
Median age
35.0 yrs
Unemployment
3.4%
Population growth
+1.5% p.a.
Investor-owned
18.0%
of all dwellings (ATO)
Houses
66%
21% apartments
Degree qualified
46.0%
bachelor's or higher (ABS)
Work from home
17.3%
of employed residents (ABS Census)
Median lot size
400 m²
Compact block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
7.5%
Some Airbnb activity
Market activity
Distance to CBD
20.7 km
Outer suburbs
Days on market
33 days
Normal turnover
Auction clearance
65.2%
Strong demand
Walkability
41 / 100
Very walkable
Coastal proximity
15.2 km
Coastal fringe
NBN technology
FTTPFastest — full fibre to premises
Population density
2,069/km²
Dense urban
Schools in postcode 3059
🏫Primary (4)
Mary Queen of Heaven Catholic Primary School
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 (2)
Government · Yrs 7-10 · Major Cities
Catholic · 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
High crime24.0 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average7 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
44
/ 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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