VIC3747· Pop. 5,054Wangaratta

BAARMUTHA

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

$672,500

VIC Gov · 2025

Rent yield

2.3%

computed from govt data

Annual growth

-4.0%

annualised from govt data

Vacancy rate

2.5%

modelled estimate

AI insights for BAARMUTHA

Investment analysis, risks & comparisons

PREMIUM

BAARMUTHA 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

$300/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.7%

annual shift

Yield × growth index

-0.8

combined signal

Net yield (est.)

5.77%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.7%

est. compound, long-run avg

10-yr growth (CAGR)

+4.4%

est. compound, long-run avg

Rental demand

53 / 100

Moderate demand

Supply pipeline

Real

0.5%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$488k

2021

$645k

2022

$707k

2023

$730k

2025

$673k

Source: VIC Gov · 2025 · all sources

Market overview

BAARMUTHA 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 2.3% 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 2022–23

Median household income

$1,436/wk

$47k taxable p.a.

Renters

18.3%

77.8% owner-occupier

Median age

49.0 yrs

Unemployment

5.0%

Population growth

+1.5% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

81%

1% apartments

Degree qualified

14.1%

bachelor's or higher (ABS)

Work from home

13.3%

of employed residents (ABS Census)

Median lot size

1.8 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.0%

Mostly long-term tenants

Market activity

Distance to CBD

224.8 km

Regional

Days on market

41 days

Normal turnover

Auction clearance

29.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

223.2 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

59/km²

Rural / semi-rural

Schools in postcode 3747

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

St Joseph's School

Catholic · Yrs Prep-6

ICSEA 1106

Beechworth Montessori School

Independent · Yrs Prep-6

ICSEA 1081

Beechworth Primary School

Government · Yrs Prep-6

ICSEA 1064

Wooragee Primary School

Government · Yrs Prep-6

ICSEA 1001

🎓Secondary (1)

Beechworth Secondary College

Government · Yrs 7-12

ICSEA 1045

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

73/ 100

6.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1059ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 100

🚆 0 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

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

medium

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

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Location

Properties in BAARMUTHA

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