VIC3424· Pop. 750Yarriambiack

ALBACUTYA

EstablishedSteady performer with reliable demand and moderate capital growth

Investor 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

$190,000

VIC Gov · 2025

Rent yield

2.7%

computed from govt data

Annual growth

4.2%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for ALBACUTYA

Investment analysis, risks & comparisons

PREMIUM

ALBACUTYA 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 price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$100/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.4%

annual shift

Yield × growth index

3.5

combined signal

Net yield (est.)

4.28%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+18.3%

est. compound, long-run avg

10-yr growth (CAGR)

+3.8%

est. compound, long-run avg

Rental demand

43 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$82k

2021

$112k

2022

$137k

2023

$175k

2025

$190k

Source: VIC Gov · 2025 · all sources

Market overview

ALBACUTYA is a VIC suburb offering lower rental yield and steady 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 2.7% with stable tenant demand
Consistent annual growth of 4.2%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,077/wk

$35k taxable p.a.

Renters

9.4%

83.1% owner-occupier

Median age

55.0 yrs

Unemployment

5.3%

Population growth

+0.4% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

83%

5% apartments

Degree qualified

26.3%

bachelor's or higher (ABS)

Work from home

14.9%

of employed residents (ABS Census)

Median lot size

2.2 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

2.8%

Mostly long-term tenants

Market activity

Distance to CBD

356.0 km

Regional

Days on market

69 days

Slower market

Auction clearance

38.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

293.3 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

125/km²

Low density

Schools in postcode 3424

📚1 Combined

ACARA 2025

📚Combined (1)

Rainbow P-12 College

Government · Yrs Prep-12

ICSEA 980

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

Moderate

79/ 100

6.2 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

980ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

6/ 100

🚆 0 train🚌 0 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in ALBACUTYA

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