PASTORIA
Investor score
46
Liveability score
41
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$770,000
VIC Gov · 2025
Rent yield
Real2.4%
computed from govt data
Annual growth
Real-0.3%
annualised from govt data
Vacancy rate
Est.2.1%
modelled estimate
AI insights for PASTORIA
Investment analysis, risks & comparisons
PASTORIA 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
$351/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.9%
annual shift
Yield × growth index
1.0
combined signal
Net yield (est.)
4.72%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.6%
est. compound, long-run avg
10-yr growth (CAGR)
+4.0%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Est.0.4%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
PASTORIA 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 2.4% 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 2022–23Median household income
$1,663/wk
$35k taxable p.a.
Renters
17.7%
78.7% owner-occupier
Median age
47.0 yrs
Unemployment
6.0%
Population growth
+0.4% p.a.
Investor-owned
14.0%
of all dwellings (ATO)
Houses
78%
5% apartments
Degree qualified
14.1%
bachelor's or higher (ABS)
Work from home
13.7%
of employed residents (ABS Census)
Median lot size
1.9 ha
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
2.7%
Mostly long-term tenants
Market activity
Distance to CBD
80.3 km
Regional
Days on market
40 days
Normal turnover
Auction clearance
38.1%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
74.8 km
Inland
NBN technology
SatelliteRemote — satellite connection
Population density
124/km²
Low density
Schools in postcode 3444
🏫Primary (5)
Catholic · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Redesdale Mia Mia Primary School
Government · Yrs 1-6 · Inner Regional
Government · Yrs 3-5 · Inner Regional
🎓Secondary (2)
Catholic · Yrs 7-12 · Inner Regional
Government · Yrs 7-12 · Inner Regional
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
Moderate7.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average6 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
15
/ 100
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
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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