VIC3858· Pop. 3,125Mansfield

BILLABONG

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

$462,500

VIC Gov · 2025

Rent yield

2.4%

computed from govt data

Annual growth

8.9%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for BILLABONG

Investment analysis, risks & comparisons

PREMIUM

BILLABONG 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$216/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.6%

annual shift

Yield × growth index

5.7

combined signal

Net yield (est.)

4.10%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+15.0%

est. compound, long-run avg

10-yr growth (CAGR)

+3.2%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.3%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$230k

2021

$330k

2022

$370k

2023

$390k

2025

$463k

Source: VIC Gov · 2025 · all sources

Market overview

BILLABONG 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 2.4% with stable tenant demand
High annual growth of 8.9% — 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

$1,193/wk

$44k taxable p.a.

Renters

16.5%

77.7% owner-occupier

Median age

46.0 yrs

Unemployment

4.7%

Population growth

+1.2% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

77%

9% apartments

Degree qualified

22.6%

bachelor's or higher (ABS)

Work from home

16.2%

of employed residents (ABS Census)

Median lot size

2.6 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.0%

Mostly long-term tenants

Market activity

Distance to CBD

174.7 km

Regional

Days on market

60 days

Slower market

Auction clearance

46.0%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

138.4 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

97/km²

Rural / semi-rural

Schools in postcode 3858

🏫2 Primary

ACARA 2025

🏫Primary (2)

St Michael's School

Catholic · Yrs Prep-6

ICSEA 1010

Heyfield Primary School

Government · Yrs Prep-6

ICSEA 956

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

42/ 100

9.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

983ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

9/ 100

🚆 0 train🚌 3 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

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BILLABONG

View listings

Local professionals

Connect with agents and building inspectors who operate in BILLABONG. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium