VIC3185· Pop. 13,433Port Phillip

ELSTERNWICK

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

$1,395,000

VIC Gov · 2025

Rent yield

2.8%

computed from govt data

Annual growth

-2.2%

annualised from govt data

Vacancy rate

2.4%

modelled estimate

AI insights for ELSTERNWICK

Investment analysis, risks & comparisons

PREMIUM

ELSTERNWICK 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$744/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.5%

annual shift

Yield × growth index

0.3

combined signal

Net yield (est.)

2.09%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-7.0%

est. compound, long-run avg

10-yr growth (CAGR)

+4.4%

est. compound, long-run avg

Rental demand

53 / 100

Moderate demand

Supply pipeline

Real

0.2%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$2001k

2021

$1893k

2022

$1560k

2023

$1458k

2025

$1395k

Source: VIC Gov · 2025 · all sources

Market overview

ELSTERNWICK 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 2.8% 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

$2,153/wk

$82k taxable p.a.

Renters

40.2%

57.2% owner-occupier

Median age

38.0 yrs

Unemployment

4.0%

Population growth

+2.6% p.a.

Investor-owned

16.0%

of all dwellings (ATO)

Houses

29%

60% apartments

Degree qualified

47.6%

bachelor's or higher (ABS)

Work from home

21.2%

of employed residents (ABS Census)

Median lot size

80 m²

Apartment/strata

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

9.3%

Active STR market

Market activity

Distance to CBD

9.4 km

Middle ring

Days on market

25 days

Fast-moving market

Auction clearance

65.9%

Strong demand

Walkability

70 / 100

Walker's paradise

Coastal proximity

14.9 km

Coastal fringe

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

8,911/km²

Very dense urban

Schools in postcode 3185

🏫2 Primary📚2 Combined

ACARA 2025

🏫Primary (2)

Sholem Aleichem College

Independent · Yrs Prep-6

ICSEA 1168

St Joseph's School

Catholic · Yrs Prep-6

ICSEA 1164

📚Combined (2)

Leibler Yavneh College

Independent · Yrs Prep-12

ICSEA 1123

Adass Israel School

Independent · Yrs Prep-12

ICSEA 932

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

54/ 100

13.7 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1097ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

63/ 100

🚆 2 train🚃 11 tram🚌 21 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in ELSTERNWICK

View listings

Local professionals

Connect with agents and building inspectors who operate in ELSTERNWICK. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium