VIC3097· Pop. 1,536Nillumbik

BEND OF ISLANDS

MaturePremium-priced suburb — lower upside but defensive and liquid

Investor score

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

1.8%

rent real · price estimated

Annual growth

3.5%

modelled estimate

Vacancy rate

2.5%

modelled estimate

AI insights for BEND OF ISLANDS

Investment analysis, risks & comparisons

PREMIUM

BEND OF ISLANDS 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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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$365/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.2%

annual shift

Yield × growth index

2.7

combined signal

Net yield (est.)

2.98%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.2%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

2.4%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

No price history available.

Market overview

BEND OF ISLANDS is a metropolitan VIC suburb with steady capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro VIC suburb with strong infrastructure and transport
Rental yield 1.8% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,706/wk

$77k taxable p.a.

Renters

6.6%

88.6% owner-occupier

Median age

44.0 yrs

Unemployment

3.5%

Population growth

+2.0% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

77%

18% apartments

Degree qualified

43.8%

bachelor's or higher (ABS)

Work from home

25.9%

of employed residents (ABS Census)

Median lot size

550 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.6%

Mostly long-term tenants

Market activity

Distance to CBD

26.5 km

Outer suburbs

Days on market

31 days

Normal turnover

Auction clearance

63.3%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

26.8 km

Coastal fringe

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

1,805/km²

Suburban

Schools in postcode 3097

🏫1 Primary

ACARA 2025

🏫Primary (1)

Kangaroo Ground Primary School

Government · Yrs Prep-6

ICSEA 1085

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

Moderate

67/ 100

7.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1085ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Excellent

89/ 100

🚆 2 train🚃 7 tram🚌 30 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

none

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

Fetching live data…

Location

Properties in BEND OF ISLANDS

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