VIC3041· Pop. 13,111Moonee Valley

CROSS KEYS

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

$1,115,000

VIC Gov · 2025

Rent yield

1.8%

computed from govt data

Annual growth

2.8%

annualised from govt data

Vacancy rate

1.4%

modelled estimate

AI insights for CROSS KEYS

Investment analysis, risks & comparisons

PREMIUM

CROSS KEYS 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

$391/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.0%

annual shift

Yield × growth index

2.3

combined signal

Net yield (est.)

0.95%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.0%

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

$835k

2021

$963k

2022

$953k

2023

$1056k

2025

$1115k

Source: VIC Gov · 2025 · all sources

Market overview

CROSS KEYS 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 1.8% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,191/wk

$74k taxable p.a.

Renters

25.0%

73.1% owner-occupier

Median age

40.0 yrs

Unemployment

3.9%

Population growth

+1.6% p.a.

Investor-owned

19.0%

of all dwellings (ATO)

Houses

34%

60% apartments

Degree qualified

55.1%

bachelor's or higher (ABS)

Work from home

32.3%

of employed residents (ABS Census)

Median lot size

210 m²

Compact block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

11.4%

Active STR market

Market activity

Distance to CBD

10.5 km

Middle ring

Days on market

33 days

Normal turnover

Auction clearance

65.7%

Strong demand

Walkability

53 / 100

Very walkable

Coastal proximity

4.9 km

Near coast

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

9,330/km²

Very dense urban

Schools in postcode 3041

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

St Vincent de Paul's School

Catholic · Yrs Prep-6

ICSEA 1124

Essendon North Primary School

Government · Yrs Prep-6

ICSEA 1116

Strathmore North Primary School

Government · Yrs Prep-6

ICSEA 1116

Strathmore Primary School

Government · Yrs Prep-6

ICSEA 1104

🎓Secondary (1)

Strathmore Secondary College

Government · Yrs 7-12

ICSEA 1086

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

66/ 100

7.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Top tier

1109ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

48/ 100

🚆 4 train🚃 4 tram🚌 42 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 CROSS KEYS

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