VIC3340· Pop. 25,614Melton

GLENMORE

MaturePremium-priced suburb — lower upside but defensive and liquid

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

$647,500

VIC Gov · 2025

Rent yield

2.7%

computed from govt data

Annual growth

1.8%

annualised from govt data

Vacancy rate

2.5%

modelled estimate

AI insights for GLENMORE

Investment analysis, risks & comparisons

PREMIUM

GLENMORE 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

$340/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+4.0%

annual shift

Yield × growth index

2.3

combined signal

Net yield (est.)

2.72%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.4%

est. compound, long-run avg

10-yr growth (CAGR)

+6.4%

est. compound, long-run avg

Rental demand

64 / 100

Strong demand

Supply pipeline

Est.

2.8%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$521k

2021

$560k

2022

$635k

2023

$625k

2025

$648k

Source: VIC Gov · 2025 · all sources

Market overview

GLENMORE 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 2.7% with stable tenant 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 2022–23

Median household income

$1,806/wk

$99k taxable p.a.

Renters

20.4%

76.2% owner-occupier

Median age

37.0 yrs

Unemployment

4.5%

Population growth

+4.8% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

51%

35% apartments

Degree qualified

43.0%

bachelor's or higher (ABS)

Work from home

18.8%

of employed residents (ABS Census)

Median lot size

420 m²

Compact block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

6.3%

Some Airbnb activity

Market activity

Distance to CBD

50.0 km

Regional

Days on market

30 days

Normal turnover

Auction clearance

75.0%

Strong demand

Walkability

0 / 100

Car-dependent

Coastal proximity

47.4 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

809/km²

Suburban

Schools in postcode 3340

🏫6 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (6)

St Bernard's School

Catholic · Yrs Prep-6

ICSEA 1035

Pentland Primary School

Government · Yrs Prep-6

ICSEA 1009

Bacchus Marsh Primary School

Government · Yrs Prep-6

ICSEA 1008

Coimadai Primary School

Government · Yrs Prep-6

ICSEA 994

Darley Primary School

Government · Yrs Prep-6

ICSEA 988

Balliang East Primary School

Government · Yrs Prep-6

ICSEA 928

🎓Secondary (1)

Bacchus Marsh College

Government · Yrs 7-12

ICSEA 966

📚Combined (1)

Bacchus Marsh Grammar

Independent · Yrs Prep-12

ICSEA 1115

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

58/ 100

7.9 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1005ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

95/ 100

🚆 2 train🚃 25 tram🚌 20 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in GLENMORE

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