EAST MELBOURNE
Investor score
55
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
$1,885,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
-25.1%
annualised from govt data
Vacancy rate
2.4%
modelled estimate
AI insights for EAST MELBOURNE
Investment analysis, risks & comparisons
EAST MELBOURNE 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.
Median rent
$835/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.6%
annual shift
Yield × growth index
-11.4
combined signal
Net yield (est.)
2.17%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
-8.0%
est. compound, long-run avg
10-yr growth (CAGR)
+6.0%
est. compound, long-run avg
Rental demand
49 / 100
Moderate demand
Supply pipeline
Real0.4%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
EAST MELBOURNE 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 2.3% 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 2022–23Median household income
$2,345/wk
$75k taxable p.a.
Renters
52.8%
44.8% owner-occupier
Median age
42.0 yrs
Unemployment
2.2%
Population growth
+1.8% p.a.
Investor-owned
17.0%
of all dwellings (ATO)
Houses
37%
59% apartments
Degree qualified
54.2%
bachelor's or higher (ABS)
Work from home
21.5%
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
11.4%
Active STR market
Market activity
Distance to CBD
1.7 km
Inner city
Days on market
32 days
Normal turnover
Auction clearance
65.0%
Strong demand
Walkability
89 / 100
Walker's paradise
Coastal proximity
6.6 km
Near coast
NBN technology
FTTNStandard — fibre to node
Population density
12,252/km²
Very dense urban
Liveability & safety
Safety index
High crime7.8 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average2 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
46
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in EAST MELBOURNE
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