VIC3688· Pop. 1,334Indigo

BARNAWARTHA NORTH

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

$270,000

VIC Gov · 2025

Rent yield

5.4%

computed from govt data

Annual growth

2.0%

annualised from govt data

Vacancy rate

2.0%

modelled estimate

AI insights for BARNAWARTHA NORTH

Investment analysis, risks & comparisons

PREMIUM

BARNAWARTHA NORTH 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

$280/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.8%

annual shift

Yield × growth index

3.7

combined signal

Net yield (est.)

4.45%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.7%

est. compound, long-run avg

10-yr growth (CAGR)

+5.0%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.6%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Source: VIC Gov · 2025 · all sources

Market overview

BARNAWARTHA NORTH is a VIC suburb offering high 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

Strong rental yield of 5.4%
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

$1,765/wk

$46k taxable p.a.

Renters

8.5%

87.7% owner-occupier

Median age

42.0 yrs

Unemployment

6.2%

Population growth

+1.4% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

79%

8% apartments

Degree qualified

18.6%

bachelor's or higher (ABS)

Work from home

13.4%

of employed residents (ABS Census)

Median lot size

1.8 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

1.7%

Mostly long-term tenants

Market activity

Distance to CBD

244.5 km

Regional

Days on market

51 days

Slower market

Auction clearance

44.6%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

242.5 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

85/km²

Rural / semi-rural

Schools in postcode 3688

🏫2 Primary

ACARA 2025

🏫Primary (2)

Middle Indigo Primary School

Government · Yrs Prep-6

ICSEA 1014

Barnawartha Primary School

Government · Yrs Prep-6

ICSEA 991

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 crime

0/ 100

17.8 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1003ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

28/ 100

🚆 1 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

Fetching live data…

Location

Properties in BARNAWARTHA NORTH

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