BARMAH
Investor score
54
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
2.5%
rent real · price estimated
Annual growth
2.0%
modelled estimate
Vacancy rate
1.8%
modelled estimate
AI insights for BARMAH
Investment analysis, risks & comparisons
BARMAH 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.
Median rent
$177/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.4%
annual shift
Yield × growth index
2.2
combined signal
Net yield (est.)
3.07%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+3.8%
est. compound, long-run avg
10-yr growth (CAGR)
+6.6%
est. compound, long-run avg
Rental demand
55 / 100
Strong demand
Supply pipeline
Est.1.8%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
BARMAH 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 2.5% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$937/wk
$59k taxable p.a.
Renters
11.0%
82.8% owner-occupier
Median age
57.0 yrs
Unemployment
2.7%
Population growth
+2.7% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
78%
17% apartments
Degree qualified
32.6%
bachelor's or higher (ABS)
Work from home
12.2%
of employed residents (ABS Census)
Median lot size
900 m²
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
3.9%
Some Airbnb activity
Market activity
Distance to CBD
199.4 km
Regional
Days on market
49 days
Slower market
Auction clearance
62.7%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
194.7 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
246/km²
Low density
Liveability & safety
Safety index
Safe5.6 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average3 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
34
/ 100
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
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
Properties in BARMAH
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