VICTORIA GARDENS
Investor score
59
Liveability score
73
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$1,375,000
VIC Gov · 2025
Rent yield
Real1.7%
computed from govt data
Annual growth
Real-0.1%
annualised from govt data
Vacancy rate
Est.2.5%
modelled estimate
AI insights for VICTORIA GARDENS
Investment analysis, risks & comparisons
VICTORIA GARDENS 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
$450/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+4.0%
annual shift
Yield × growth index
0.8
combined signal
Net yield (est.)
2.26%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+0.1%
est. compound, long-run avg
10-yr growth (CAGR)
+4.7%
est. compound, long-run avg
Rental demand
52 / 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
VICTORIA GARDENS 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 1.7% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- 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
$2,283/wk
$80k taxable p.a.
Renters
54.3%
43.6% owner-occupier
Median age
34.0 yrs
Unemployment
4.1%
Population growth
+2.4% p.a.
Investor-owned
14.0%
of all dwellings (ATO)
Houses
21%
62% apartments
Degree qualified
54.6%
bachelor's or higher (ABS)
Work from home
27.5%
of employed residents (ABS Census)
Median lot size
120 m²
Apartment/strata
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
11.8%
Active STR market
Market activity
Distance to CBD
3.6 km
Inner city
Days on market
33 days
Normal turnover
Auction clearance
66.8%
Strong demand
Walkability
97 / 100
Walker's paradise
Coastal proximity
8.5 km
Near coast
NBN technology
HFCFast — fibre to node + coaxial
Population density
9,297/km²
Very dense urban
Schools in postcode 3121
🏫Primary (4)
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Catholic · Yrs Prep-6 · Major Cities
🎓Secondary (4)
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
Bindjiroo Yaluk Community School
Government · Yrs 7-12 · Major Cities
Catholic · Yrs 11-12 · Major Cities
⭐Special (1)
Melbourne Indigenous Transition School
Independent · Yrs 7-8 · 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 crime14.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Above average8 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
52
/ 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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