VIC3352· Pop. 18,922Corangamite

LAL LAL

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

$605,000

VIC Gov · 2025

Rent yield

Real

2.8%

computed from govt data

Annual growth

Real

1.3%

annualised from govt data

Vacancy rate

Est.

1.4%

modelled estimate

AI insights for LAL LAL

Investment analysis, risks & comparisons

PREMIUM

LAL LAL 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 LAL LAL — investment outlook, liveability, risks & who it suits.

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Compare LAL LAL with nearby suburbs

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

LAL LAL vs HOPPERS CROSSING LAL LAL vs TARNEIT LAL LAL vs TRUGANINA LAL LAL vs COCOROC LAL LAL vs WERRIBEE SOUTH LAL LAL 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

$322/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.3%

annual shift

Yield × growth index

2.0

combined signal

Net yield (est.)

2.41%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.6%

est. compound, long-run avg

10-yr growth (CAGR)

+6.0%

est. compound, long-run avg

Rental demand

62 / 100

Strong demand

Supply pipeline

Est.

1.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$440k

2021

$530k

2022

$600k

2023

$590k

2025

$605k

Source: VIC Gov · 2025 · all sources

Market overview

LAL LAL 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
Very low vacancy rate — high rental 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

$1,858/wk

$67k taxable p.a.

Renters

10.4%

86.9% owner-occupier

Median age

40.0 yrs

Unemployment

4.6%

Population growth

+3.8% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

74%

16% apartments

Degree qualified

30.2%

bachelor's or higher (ABS)

Work from home

14.4%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

4.8%

Some Airbnb activity

Market activity

Distance to CBD

120.3 km

Regional

Days on market

45 days

Normal turnover

Auction clearance

61.8%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

116.4 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

602/km²

Suburban

Schools in postcode 3352

🏫12 Primary

ACARA 2025

🏫Primary (12)

Glen Park Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 1110(87%)

10 students7:1 student–teacher40% girls42% top SEA quarter

Mount Egerton Primary School

Government · Yrs Prep-5 · Inner Regional

ICSEA 1049(68%)

10 students4:1 student–teacher40% girls42% top SEA quarter

Bungaree Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 1030(60%)

23 students8:1 student–teacher65% girls21% top SEA quarter

Mount Blowhard Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 1008(51%)

79 students9:1 student–teacher32% girls14% top SEA quarter

St Mary's School

Catholic · Yrs Prep-6 · Inner Regional

ICSEA 1002(48%)

17 students5:1 student–teacher53% girls3% top SEA quarter

Napoleons Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 996(45%)

86 students11:1 student–teacher51% girls12% top SEA quarter

Miners Rest Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 994(44%)

353 students13:1 student–teacher50% girls6% top SEA quarter

Lal Lal Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 983(39%)

41 students8:1 student–teacher29% girls6% top SEA quarter

Waubra Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 967(32%)

53 students12:1 student–teacher51% girls6% top SEA quarter

Invermay Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 945(23%)

74 students11:1 student–teacher53% girls6% top SEA quarter

Magpie Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 923(16%)

103 students11:1 student–teacher44% girls5% top SEA quarter

Warrenheip Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 909(13%)

32 students8:1 student–teacher41% girls1% 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

10/ 100

12.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

993ICSEA · national avg 1000

12 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

50/ 100

🚆 1 train🚌 18 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

low

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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