BIG PATS CREEK
Investor score
53
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
$810,000
VIC Gov · 2025
Rent yield
1.9%
computed from govt data
Annual growth
12.3%
annualised from govt data
Vacancy rate
2.0%
modelled estimate
AI insights for BIG PATS CREEK
Investment analysis, risks & comparisons
BIG PATS CREEK 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
$300/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+4.2%
annual shift
Yield × growth index
7.1
combined signal
Net yield (est.)
2.10%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+8.8%
est. compound, long-run avg
10-yr growth (CAGR)
+5.4%
est. compound, long-run avg
Rental demand
63 / 100
Strong demand
Supply pipeline
Est.2.1%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
BIG PATS CREEK is a metropolitan VIC suburb with strong 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 1.9% with stable tenant demand
- High annual growth of 12.3% — 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
$1,226/wk
$95k taxable p.a.
Renters
13.0%
82.8% owner-occupier
Median age
46.0 yrs
Unemployment
2.3%
Population growth
+4.3% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
55%
37% apartments
Degree qualified
46.0%
bachelor's or higher (ABS)
Work from home
16.4%
of employed residents (ABS Census)
Median lot size
380 m²
Compact block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
6.0%
Some Airbnb activity
Market activity
Distance to CBD
75.8 km
Regional
Days on market
33 days
Normal turnover
Auction clearance
76.5%
Strong demand
Walkability
0 / 100
Car-dependent
Coastal proximity
74.8 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
981/km²
Suburban
Schools in postcode 3799
🏫Primary (3)
Warburton Primary School
Government · Yrs Prep-6
Wesburn Primary School
Government · Yrs Prep-6
Millwarra Primary School
Government · Yrs Prep-6
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
Safe5.2 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average3 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
32
/ 100
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
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
Properties in BIG PATS CREEK
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