VIC3232· Pop. 1,327Surf Coast

BIG HILL

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

$1,642,500

VIC Gov · 2025

Rent yield

1.1%

computed from govt data

Annual growth

-7.6%

annualised from govt data

Vacancy rate

2.4%

modelled estimate

AI insights for BIG HILL

Investment analysis, risks & comparisons

PREMIUM

BIG HILL 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

$363/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.2%

annual shift

Yield × growth index

-3.2

combined signal

Net yield (est.)

5.65%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.9%

est. compound, long-run avg

10-yr growth (CAGR)

+6.1%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

0.9%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$1498k

2021

$1960k

2022

$2200k

2023

$1925k

2025

$1643k

Source: VIC Gov · 2025 · all sources

Market overview

BIG HILL is a VIC suburb offering lower 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

Rental yield 1.1% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,525/wk

$47k taxable p.a.

Renters

22.7%

70.1% owner-occupier

Median age

56.0 yrs

Unemployment

3.5%

Population growth

+1.5% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

77%

7% apartments

Degree qualified

20.4%

bachelor's or higher (ABS)

Work from home

12.9%

of employed residents (ABS Census)

Median lot size

1.7 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

3.7%

Some Airbnb activity

Market activity

Distance to CBD

118.9 km

Regional

Days on market

55 days

Slower market

Auction clearance

42.1%

Buyer's market

Walkability

48 / 100

Very walkable

Coastal proximity

17.7 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

48/km²

Rural / semi-rural

Schools in postcode 3232

📚1 Combined

ACARA 2025

📚Combined (1)

Lorne P-12 College

Government · Yrs Prep-12

ICSEA 1038

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

35/ 100

10.1 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1038ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Limited

24/ 100

🚆 1 train🚌 5 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

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in BIG HILL

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