BAW BAW
Investor score
42
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
9.9%
rent real · price estimated
Annual growth
1.5%
modelled estimate
Vacancy rate
1.6%
modelled estimate
AI insights for BAW BAW
Investment analysis, risks & comparisons
BAW BAW 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
$465/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.2%
annual shift
Yield × growth index
5.7
combined signal
Net yield (est.)
3.49%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.6%
est. compound, long-run avg
10-yr growth (CAGR)
+3.2%
est. compound, long-run avg
Rental demand
49 / 100
Moderate demand
Supply pipeline
Est.0.3%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
BAW BAW 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 9.9%
- 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 2022–23Median household income
$954/wk
$44k taxable p.a.
Renters
7.8%
89.1% owner-occupier
Median age
56.0 yrs
Unemployment
4.9%
Population growth
+1.3% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
79%
8% apartments
Degree qualified
20.6%
bachelor's or higher (ABS)
Work from home
16.1%
of employed residents (ABS Census)
Median lot size
2.5 ha
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
3.4%
Some Airbnb activity
Market activity
Distance to CBD
97.9 km
Regional
Days on market
56 days
Slower market
Auction clearance
45.0%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
85.4 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
150/km²
Low density
Liveability & safety
Safety index
Safe5.2 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Below average2 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
9
/ 100
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
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 BAW BAW
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