VIC3201· Pop. 21,976Frankston

CARRUM DOWNS

MaturePremium-priced suburb — lower upside but defensive and liquid

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

$807,500

VIC Gov · 2025

Rent yield

3.4%

computed from govt data

Annual growth

7.8%

annualised from govt data

Vacancy rate

2.6%

modelled estimate

AI insights for CARRUM DOWNS

Investment analysis, risks & comparisons

PREMIUM

CARRUM DOWNS 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

$526/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.4%

annual shift

Yield × growth index

5.6

combined signal

Net yield (est.)

2.72%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.0%

est. compound, long-run avg

10-yr growth (CAGR)

+7.8%

est. compound, long-run avg

Rental demand

62 / 100

Strong demand

Supply pipeline

Real

0.3%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$575k

2021

$665k

2022

$705k

2023

$695k

2025

$808k

Source: VIC Gov · 2025 · all sources

Market overview

CARRUM DOWNS 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 3.4% with stable tenant demand
High annual growth of 7.8% — 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

$1,658/wk

$96k taxable p.a.

Renters

27.3%

69.8% owner-occupier

Median age

36.0 yrs

Unemployment

4.1%

Population growth

+4.4% p.a.

Investor-owned

8.0%

of all dwellings (ATO)

Houses

62%

31% apartments

Degree qualified

38.5%

bachelor's or higher (ABS)

Work from home

28.7%

of employed residents (ABS Census)

Median lot size

600 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

13.7%

Active STR market

Market activity

Distance to CBD

36.3 km

Regional

Days on market

25 days

Fast-moving market

Auction clearance

72.2%

Strong demand

Walkability

56 / 100

Very walkable

Coastal proximity

9.6 km

Near coast

NBN technology

FTTC

Good — fibre to curb

Population density

1,009/km²

Suburban

Schools in postcode 3201

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St Joachim's School

Catholic · Yrs Prep-6

ICSEA 1052

Rowellyn Park Primary School

Government · Yrs Prep-6

ICSEA 1003

Banyan Fields Primary School

Government · Yrs Prep-6

ICSEA 987

🎓Secondary (1)

Carrum Downs Secondary College

Government · Yrs 7-12

ICSEA 969

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

3/ 100

13.1 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1003ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

42/ 100

🚆 3 train🚃 22 tram🚌 38 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in CARRUM DOWNS

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Local professionals

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