FIVE WAYS
Investor score
42
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
$850,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
5.8%
annualised from govt data
Vacancy rate
1.5%
modelled estimate
AI insights for FIVE WAYS
Investment analysis, risks & comparisons
FIVE WAYS 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
$380/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.1%
annual shift
Yield × growth index
4.0
combined signal
Net yield (est.)
3.28%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+6.9%
est. compound, long-run avg
10-yr growth (CAGR)
+5.5%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Real0.7%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
FIVE WAYS is a VIC suburb offering lower rental yield and steady 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 2.3% with stable tenant demand
- Consistent annual growth of 5.8%
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,895/wk
$46k taxable p.a.
Renters
23.5%
73.3% owner-occupier
Median age
33.0 yrs
Unemployment
3.1%
Population growth
+1.4% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
87%
1% apartments
Degree qualified
26.0%
bachelor's or higher (ABS)
Work from home
15.7%
of employed residents (ABS Census)
Median lot size
2.4 ha
Large block
Household size
2.9 persons
avg per dwelling (ABS Census)
Short-term rental
3.4%
Some Airbnb activity
Market activity
Distance to CBD
44.7 km
Regional
Days on market
68 days
Slower market
Auction clearance
30.0%
Buyer's market
Walkability
8 / 100
Car-dependent
Coastal proximity
18.8 km
Coastal fringe
NBN technology
Fixed WirelessRegional — wireless tower
Population density
37/km²
Rural / semi-rural
Schools in postcode 3977
🏫Primary (18)
St Thomas the Apostle Catholic Primary School
Catholic · Yrs Prep-6
Tulliallan Primary School
Government · Yrs Prep-6
St Agatha's School
Catholic · Yrs Prep-6
Casey Fields Primary School
Government · Yrs Prep-6
Botanic Ridge Primary School
Government · Yrs Prep-6
St Therese's School
Catholic · Yrs Prep-6
Barton Primary School
Government · Yrs Prep-6
Cranbourne South Primary School
Government · Yrs Prep-6
Cranbourne East Primary School
Government · Yrs Prep-6
Quarters Primary School
Government · Yrs Prep-6
Courtenay Gardens Primary School
Government · Yrs Prep-6
Skye Primary School
Government · Yrs Prep-6
Devon Meadows Primary School
Government · Yrs Prep-6
Cranbourne Primary School
Government · Yrs Prep-6
Cranbourne Carlisle Primary School
Government · Yrs Prep-6
Cranbourne Park Primary School
Government · Yrs Prep-6
Cranbourne West Primary School
Government · Yrs Prep-6
Rangebank Primary School
Government · Yrs Prep-6
🎓Secondary (6)
St Peter's College
Catholic · Yrs 7-12
Alkira Secondary College
Government · Yrs 7-12
Cranbourne West Secondary College
Government · Yrs 7-11
Cranbourne East Secondary College
Government · Yrs 7-12
Lyndhurst Secondary College
Government · Yrs 7-12
Cranbourne Secondary College
Government · Yrs 7-12
📚Combined (2)
Casey Grammar School
Independent · Yrs Prep-12
Lighthouse Christian College Cranbourne
Independent · Yrs Prep-12
⭐Special (1)
Marnebek School
Government · Yrs U
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 crime13.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average27 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
12
/ 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 FIVE WAYS
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