VIC3046· Pop. 36,772Moreland

GLENROY

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

$1,232,500

VIC Gov · 2025

Rent yield

2.1%

computed from govt data

Annual growth

7.6%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for GLENROY

Investment analysis, risks & comparisons

PREMIUM

GLENROY 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

$505/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.8%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

2.02%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.2%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Real

2.5%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$912k

2021

$1150k

2022

$1140k

2023

$1065k

2025

$1233k

Source: VIC Gov · 2025 · all sources

Market overview

GLENROY is a metropolitan VIC suburb with strong 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 2.1% with stable tenant demand
High annual growth of 7.6% — outperforming state average
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,727/wk

$74k taxable p.a.

Renters

34.6%

62.6% owner-occupier

Median age

35.0 yrs

Unemployment

3.1%

Population growth

+1.6% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

73%

22% apartments

Degree qualified

47.3%

bachelor's or higher (ABS)

Work from home

28.1%

of employed residents (ABS Census)

Median lot size

590 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

11.3%

Active STR market

Market activity

Distance to CBD

12.3 km

Middle ring

Days on market

35 days

Normal turnover

Auction clearance

65.7%

Strong demand

Walkability

57 / 100

Very walkable

Coastal proximity

7.0 km

Near coast

NBN technology

FTTC

Good — fibre to curb

Population density

2,093/km²

Dense urban

Schools in postcode 3046

🏫7 Primary🎓1 Secondary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (7)

Oak Park Primary School

Government · Yrs Prep-6

ICSEA 1095

St Francis de Sales School

Catholic · Yrs Prep-6

ICSEA 1085

St Thomas More's School

Catholic · Yrs Prep-6

ICSEA 1074

Corpus Christi School

Catholic · Yrs Prep-6

ICSEA 1055

Glenroy West Primary School

Government · Yrs Prep-6

ICSEA 1031

Glenroy Central Primary School

Government · Yrs Prep-6

ICSEA 986

Belle Vue Park Primary School

Government · Yrs Prep-6

ICSEA 949

🎓Secondary (1)

Glenroy College

Government · Yrs 7-12

ICSEA 931

📚Combined (1)

Glenroy Private

Independent · Yrs Prep-12

ICSEA 992

⭐Special (1)

Glenroy Specialist School

Government · Yrs U

ICSEA 987

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

Moderate

69/ 100

9.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1019ICSEA · national avg 1000

10 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 3 train🚃 4 tram🚌 36 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

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

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in GLENROY

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