BAXTER
Investor score
44
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
$820,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
8.8%
annualised from govt data
Vacancy rate
1.6%
modelled estimate
AI insights for BAXTER
Investment analysis, risks & comparisons
BAXTER 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
$356/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.1%
annual shift
Yield × growth index
5.5
combined signal
Net yield (est.)
3.46%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+7.6%
est. compound, long-run avg
10-yr growth (CAGR)
+5.7%
est. compound, long-run avg
Rental demand
52 / 100
Moderate demand
Supply pipeline
Est.0.8%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
BAXTER is a VIC suburb offering lower rental yield and strong 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
- High annual growth of 8.8% — outperforming state average
- 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
$1,834/wk
$46k taxable p.a.
Renters
12.7%
84.3% owner-occupier
Median age
41.0 yrs
Unemployment
3.4%
Population growth
+1.5% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
93%
1% apartments
Degree qualified
14.0%
bachelor's or higher (ABS)
Work from home
15.3%
of employed residents (ABS Census)
Median lot size
2.3 ha
Large block
Household size
2.9 persons
avg per dwelling (ABS Census)
Short-term rental
5.4%
Some Airbnb activity
Market activity
Distance to CBD
46.3 km
Regional
Days on market
40 days
Normal turnover
Auction clearance
29.7%
Buyer's market
Walkability
17 / 100
Car-dependent
Coastal proximity
16.6 km
Coastal fringe
NBN technology
SatelliteRemote — satellite connection
Population density
111/km²
Low density
Schools in postcode 3911
🏫Primary (1)
Baxter Primary School
Government · Yrs Prep-6
📚Combined (2)
Woodleigh School
Independent · Yrs Prep-12
Bayside Christian College
Independent · Yrs Prep-12
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 crime13.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Above average3 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
8
/ 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
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