VIC3019· Pop. 9,682Maribyrnong

BRAYBROOK

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

$735,000

VIC Gov · 2025

Rent yield

2.2%

computed from govt data

Annual growth

1.6%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for BRAYBROOK

Investment analysis, risks & comparisons

PREMIUM

BRAYBROOK 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

$312/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.8%

annual shift

Yield × growth index

1.9

combined signal

Net yield (est.)

1.03%

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

51 / 100

Moderate demand

Supply pipeline

Est.

4.0%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$670k

2021

$739k

2022

$795k

2023

$712k

2025

$735k

Source: VIC Gov · 2025 · all sources

Market overview

BRAYBROOK is a metropolitan VIC suburb with moderate 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 2.2% with stable tenant demand
Access to national transport network and amenities

Risk factors

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

$1,451/wk

$74k taxable p.a.

Renters

47.5%

48.4% owner-occupier

Median age

34.0 yrs

Unemployment

3.6%

Population growth

+1.7% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

30%

58% apartments

Degree qualified

51.4%

bachelor's or higher (ABS)

Work from home

28.6%

of employed residents (ABS Census)

Median lot size

220 m²

Compact block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

13.2%

Active STR market

Market activity

Distance to CBD

10.1 km

Middle ring

Days on market

29 days

Normal turnover

Auction clearance

64.5%

Balanced market

Walkability

71 / 100

Walker's paradise

Coastal proximity

7.2 km

Near coast

NBN technology

FTTP

Fastest — full fibre to premises

Population density

6,807/km²

Very dense urban

Schools in postcode 3019

🏫2 Primary🎓2 Secondary⭐2 Special

ACARA 2025

🏫Primary (2)

Dinjerra Primary School

Government · Yrs Prep-6

ICSEA 1010

Christ the King Primary School

Catholic · Yrs Prep-6

ICSEA 1006

🎓Secondary (2)

Caroline Chisholm Catholic College

Catholic · Yrs 7-12

ICSEA 1036

Braybrook College

Government · Yrs 7-12

ICSEA 977

⭐Special (2)

Rosamond School

Government · Yrs U

ICSEA 1012

Western English Language School

Government · Yrs Prep-10

ICSEA 903

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

Moderate

64/ 100

7.2 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

991ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

48/ 100

🚆 3 train🚃 5 tram🚌 40 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

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

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BRAYBROOK

View listings

Local professionals

Connect with agents and building inspectors who operate in BRAYBROOK. 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