VIC3186· Pop. 23,252Bayside (Vic.)

BRIGHTON NORTH

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

$3,275,000

VIC Gov · 2025

Rent yield

0.9%

computed from govt data

Annual growth

1.2%

annualised from govt data

Vacancy rate

2.2%

modelled estimate

AI insights for BRIGHTON NORTH

Investment analysis, risks & comparisons

PREMIUM

BRIGHTON NORTH 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

$600/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.7%

annual shift

Yield × growth index

1.1

combined signal

Net yield (est.)

1.81%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+0.8%

est. compound, long-run avg

10-yr growth (CAGR)

+4.4%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

1.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$3149k

2021

$3515k

2022

$3458k

2023

$3200k

2025

$3275k

Source: VIC Gov · 2025 · all sources

Market overview

BRIGHTON NORTH 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 0.9% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$2,710/wk

$82k taxable p.a.

Renters

23.7%

73.2% owner-occupier

Median age

48.0 yrs

Unemployment

2.9%

Population growth

+2.6% p.a.

Investor-owned

21.0%

of all dwellings (ATO)

Houses

24%

60% apartments

Degree qualified

53.6%

bachelor's or higher (ABS)

Work from home

34.5%

of employed residents (ABS Census)

Median lot size

160 m²

Apartment/strata

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

7.3%

Some Airbnb activity

Market activity

Distance to CBD

11.7 km

Middle ring

Days on market

32 days

Normal turnover

Auction clearance

65.8%

Strong demand

Walkability

93 / 100

Walker's paradise

Coastal proximity

17.1 km

Coastal fringe

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

9,708/km²

Very dense urban

Schools in postcode 3186

🏫5 Primary🎓1 Secondary📚2 Combined

ACARA 2025

🏫Primary (5)

St Joan of Arc School

Catholic · Yrs Prep-6

ICSEA 1170

Brighton Primary School

Government · Yrs Prep-6

ICSEA 1153

Elsternwick Primary School

Government · Yrs Prep-6

ICSEA 1147

Brighton Beach Primary School

Government · Yrs Prep-6

ICSEA 1146

St James' School

Catholic · Yrs Prep-6

ICSEA 1133

🎓Secondary (1)

Star of the Sea College

Catholic · Yrs 7-12

ICSEA 1132

📚Combined (2)

Firbank Grammar School

Independent · Yrs Prep-12

ICSEA 1152

Brighton Grammar School

Independent · Yrs Prep-12

ICSEA 1143

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

71/ 100

8.7 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Top tier

1147ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

57/ 100

🚆 1 train🚃 11 tram🚌 17 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

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BRIGHTON NORTH

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