VIC3048· Pop. 18,081Hume

COOLAROO

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

$680,000

VIC Gov · 2025

Rent yield

2.6%

computed from govt data

Annual growth

10.1%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for COOLAROO

Investment analysis, risks & comparisons

PREMIUM

COOLAROO 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

$341/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.6%

annual shift

Yield × growth index

6.4

combined signal

Net yield (est.)

1.75%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.4%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$499k

2021

$558k

2022

$580k

2023

$561k

2025

$680k

Source: VIC Gov · 2025 · all sources

Market overview

COOLAROO 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 2.6% with stable tenant demand
High annual growth of 10.1% — 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

$1,225/wk

$74k taxable p.a.

Renters

30.3%

64.9% owner-occupier

Median age

34.0 yrs

Unemployment

3.1%

Population growth

+1.6% p.a.

Investor-owned

7.0%

of all dwellings (ATO)

Houses

72%

22% apartments

Degree qualified

46.1%

bachelor's or higher (ABS)

Work from home

25.6%

of employed residents (ABS Census)

Median lot size

540 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

6.8%

Some Airbnb activity

Market activity

Distance to CBD

18.1 km

Outer suburbs

Days on market

33 days

Normal turnover

Auction clearance

65.7%

Strong demand

Walkability

47 / 100

Very walkable

Coastal proximity

12.9 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

2,089/km²

Dense urban

Schools in postcode 3048

🏫3 Primary📚1 Combined

ACARA 2025

🏫Primary (3)

Bethal Primary School

Government · Yrs Prep-6

ICSEA 941

Coolaroo South Primary School

Government · Yrs Prep-6

ICSEA 930

Meadow Heights Primary School

Government · Yrs Prep-6

ICSEA 919

📚Combined (1)

St Mary's Coptic Orthodox College

Independent · Yrs Prep-12

ICSEA 997

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

0/ 100

24.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Below average

947ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

51/ 100

🚆 3 train🚃 5 tram🚌 34 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

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 COOLAROO

View listings

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