EMU FLAT
Investor score
43
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
4.0%
rent real · price estimated
Annual growth
1.9%
modelled estimate
Vacancy rate
1.4%
modelled estimate
AI insights for EMU FLAT
Investment analysis, risks & comparisons
EMU FLAT 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
$225/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.7%
annual shift
Yield × growth index
2.9
combined signal
Net yield (est.)
2.96%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+3.6%
est. compound, long-run avg
10-yr growth (CAGR)
+6.2%
est. compound, long-run avg
Rental demand
44 / 100
Moderate demand
Supply pipeline
Est.0.9%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
EMU FLAT is a VIC suburb offering moderate rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 4.0% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- 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
$1,307/wk
$36k taxable p.a.
Renters
13.1%
82.3% owner-occupier
Median age
50.0 yrs
Unemployment
6.0%
Population growth
+0.5% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
87%
6% apartments
Degree qualified
24.7%
bachelor's or higher (ABS)
Work from home
17.0%
of employed residents (ABS Census)
Median lot size
2.8 ha
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
0.2%
Mostly long-term tenants
Market activity
Distance to CBD
87.0 km
Regional
Days on market
65 days
Slower market
Auction clearance
40.5%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
81.7 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
27/km²
Rural / semi-rural
Liveability & safety
Safety index
Moderate7.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
AverageSource: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
22
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
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 EMU FLAT
View listingsLocal professionals
Connect with agents and building inspectors who operate in EMU FLAT. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
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