VIC3981· Pop. 5,437Baw Baw

BAYLES

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

$775,000

VIC Gov · 2025

Rent yield

2.1%

computed from govt data

Annual growth

7.7%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BAYLES

Investment analysis, risks & comparisons

PREMIUM

BAYLES 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

$313/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.0%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

3.46%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.5%

est. compound, long-run avg

10-yr growth (CAGR)

+5.9%

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

2020

$540k

2021

$610k

2022

$700k

2023

$669k

2025

$775k

Source: VIC Gov · 2025 · all sources

Market overview

BAYLES 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 2.1% with stable tenant demand
High annual growth of 7.7% — 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 2022–23

Median household income

$1,756/wk

$45k taxable p.a.

Renters

16.8%

79.6% owner-occupier

Median age

36.0 yrs

Unemployment

3.4%

Population growth

+1.4% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

93%

2% apartments

Degree qualified

16.5%

bachelor's or higher (ABS)

Work from home

10.3%

of employed residents (ABS Census)

Median lot size

1.0 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.4%

Mostly long-term tenants

Market activity

Distance to CBD

69.2 km

Regional

Days on market

46 days

Slower market

Auction clearance

31.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

46.6 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

111/km²

Low density

Schools in postcode 3981

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St John the Baptist's School

Catholic · Yrs Prep-6

ICSEA 1013

Bayles Regional Primary School

Government · Yrs Prep-6

ICSEA 998

Koo Wee Rup Primary School

Government · Yrs Prep-6

ICSEA 972

🎓Secondary (1)

Koo Wee Rup Secondary College

Government · Yrs 7-12

ICSEA 964

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

Safe

82/ 100

5.5 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

987ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

7/ 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in BAYLES

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