VIC3555· Pop. 21,043Greater Bendigo

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

$574,000

VIC Gov · 2025

Rent yield

2.6%

computed from govt data

Annual growth

7.1%

annualised from govt data

Vacancy rate

1.9%

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

$290/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.9%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

3.16%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.6%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

2.4%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$380k

2021

$465k

2022

$535k

2023

$500k

2025

$574k

Source: VIC Gov · 2025 · all sources

Market overview

BIG HILL 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 2.6% with stable tenant demand
High annual growth of 7.1% — 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

$1,238/wk

$50k taxable p.a.

Renters

30.6%

66.5% owner-occupier

Median age

42.0 yrs

Unemployment

2.8%

Population growth

+1.2% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

72%

13% apartments

Degree qualified

27.0%

bachelor's or higher (ABS)

Work from home

15.3%

of employed residents (ABS Census)

Median lot size

700 m²

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.2%

Mostly long-term tenants

Market activity

Distance to CBD

131.6 km

Regional

Days on market

40 days

Normal turnover

Auction clearance

57.0%

Balanced market

Walkability

24 / 100

Some errands walkable

Coastal proximity

126.0 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

896/km²

Suburban

Schools in postcode 3555

🏫5 Primary🎓1 Secondary⭐1 Special

ACARA 2025

🏫Primary (5)

St Monica's School

Catholic · Yrs Prep-6

ICSEA 1032

Big Hill Primary School

Government · Yrs Prep-6

ICSEA 980

Golden Square Primary School

Government · Yrs Prep-6

ICSEA 967

Specimen Hill Primary School

Government · Yrs Prep-6

ICSEA 934

Kangaroo Flat Primary School

Government · Yrs Prep-6

ICSEA 908

🎓Secondary (1)

Crusoe 7-10 Secondary College

Government · Yrs 7-10

ICSEA 966

⭐Special (1)

Bendigo Special Developmental School

Government · Yrs U

ICSEA 940

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

90/ 100

4.8 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

961ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

30/ 100

🚆 1 train🚌 6 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 BIG HILL

View listings

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