HAWTHORN NORTH
Investor score
56
Liveability score
66
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$2,877,500
VIC Gov · 2025
Rent yield
Real0.7%
computed from govt data
Annual growth
Real2.9%
annualised from govt data
Vacancy rate
Est.1.8%
modelled estimate
AI insights for HAWTHORN NORTH
Investment analysis, risks & comparisons
HAWTHORN 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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Median rent
$400/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.6%
annual shift
Yield × growth index
1.8
combined signal
Net yield (est.)
1.38%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.6%
est. compound, long-run avg
10-yr growth (CAGR)
+4.7%
est. compound, long-run avg
Rental demand
54 / 100
Moderate demand
Supply pipeline
Est.1.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
HAWTHORN NORTH 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 0.7% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,145/wk
$80k taxable p.a.
Renters
45.6%
51.8% owner-occupier
Median age
34.0 yrs
Unemployment
2.4%
Population growth
+2.4% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
22%
62% apartments
Degree qualified
51.8%
bachelor's or higher (ABS)
Work from home
33.9%
of employed residents (ABS Census)
Median lot size
160 m²
Apartment/strata
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
5.5%
Some Airbnb activity
Market activity
Distance to CBD
6.0 km
Middle ring
Days on market
30 days
Normal turnover
Auction clearance
66.8%
Strong demand
Walkability
94 / 100
Walker's paradise
Coastal proximity
10.4 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
12,170/km²
Very dense urban
Schools in postcode 3122
🏫Primary (4)
Independent · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Catholic · Yrs Prep-6 · Major Cities
🎓Secondary (1)
Swinburne Senior Secondary College
Government · Yrs 11-12 · Major Cities
📚Combined (2)
Independent · Yrs Prep-12 · Major Cities
Independent · Yrs Prep-12 · Major Cities
⭐Special (1)
Independent · Yrs 7-12 · 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 crime15.0 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Top tier8 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
47
/ 100
Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.
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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