VIC3356· Pop. 949Ballarat

BONSHAW

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability 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

Real

$485,000

VIC Gov · 2025

Rent yield

Real

2.9%

computed from govt data

Annual growth

Real

3.2%

annualised from govt data

Vacancy rate

Est.

1.8%

modelled estimate

AI insights for BONSHAW

Investment analysis, risks & comparisons

PREMIUM

BONSHAW 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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A shareable, printable analysis of BONSHAW — investment outlook, liveability, risks & who it suits.

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Compare BONSHAW with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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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

$270/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.6%

annual shift

Yield × growth index

3.1

combined signal

Net yield (est.)

3.02%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.3%

est. compound, long-run avg

10-yr growth (CAGR)

+6.0%

est. compound, long-run avg

Rental demand

59 / 100

Strong demand

Supply pipeline

Real

1.5%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$341k

2021

$420k

2022

$480k

2023

$455k

2025

$485k

Source: VIC Gov · 2025 · all sources

Market overview

BONSHAW is a VIC suburb offering lower rental yield and steady 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 2.9% with stable tenant demand
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

$1,112/wk

$67k taxable p.a.

Renters

36.0%

59.8% owner-occupier

Median age

39.0 yrs

Unemployment

4.4%

Population growth

+3.8% p.a.

Investor-owned

6.0%

of all dwellings (ATO)

Houses

72%

16% apartments

Degree qualified

37.1%

bachelor's or higher (ABS)

Work from home

12.6%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

4.3%

Some Airbnb activity

Market activity

Distance to CBD

102.8 km

Regional

Days on market

56 days

Slower market

Auction clearance

61.8%

Balanced market

Walkability

21 / 100

Some errands walkable

Coastal proximity

99.2 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

479/km²

Low density

Schools in postcode 3356

🏫4 Primary📚2 Combined

ACARA 2025

🏫Primary (4)

St James' School

Catholic · Yrs Prep-6 · Inner Regional

ICSEA 1034(61%)

166 students14:1 student–teacher51% girls17% top SEA quarter

Lumen Christi School

Catholic · Yrs Prep-6 · Inner Regional

ICSEA 1029(59%)

324 students15:1 student–teacher49% girls15% top SEA quarter

Delacombe Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 970(33%)

641 students14:1 student–teacher49% girls7% top SEA quarter

Sebastopol Primary School

Government · Yrs Prep-6 · Inner Regional

ICSEA 901(11%)

98 students8:1 student–teacher51% girls3% top SEA quarter

📚Combined (2)

Ballarat Christian College

Independent · Yrs Prep-12 · Inner Regional

ICSEA 1058(71%)

406 students12:1 student–teacher50% girls22% top SEA quarter

Phoenix P-12 Community College

Government · Yrs Prep-12 · Inner Regional

ICSEA 947(24%)

1,473 students11:1 student–teacher49% girls5% top SEA quarter

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

33/ 100

10.2 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

990ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

37/ 100

🚆 0 train🚌 18 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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