GOLDEN GULLY
Investor score
52
Liveability score
46
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
Real$574,000
VIC Gov · 2025
Rent yield
Real2.6%
computed from govt data
Annual growth
Real7.1%
annualised from govt data
Vacancy rate
Est.1.5%
modelled estimate
AI insights for GOLDEN GULLY
Investment analysis, risks & comparisons
GOLDEN GULLY 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 rent
$290/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.7%
annual shift
Yield × growth index
4.9
combined signal
Net yield (est.)
2.55%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+8.6%
est. compound, long-run avg
10-yr growth (CAGR)
+7.9%
est. compound, long-run avg
Rental demand
48 / 100
Moderate demand
Supply pipeline
Est.2.4%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
GOLDEN GULLY is a VIC suburb offering lower rental yield and strong 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 2.6% with stable tenant demand
- High annual growth of 7.1% — outperforming state average
- 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
$1,238/wk
$50k taxable p.a.
Renters
30.6%
66.5% owner-occupier
Median age
42.0 yrs
Unemployment
2.6%
Population growth
+1.2% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
73%
13% apartments
Degree qualified
33.5%
bachelor's or higher (ABS)
Work from home
15.8%
of employed residents (ABS Census)
Median lot size
700 m²
Large block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
4.2%
Some Airbnb activity
Market activity
Distance to CBD
131.6 km
Regional
Days on market
50 days
Slower market
Auction clearance
57.0%
Balanced market
Walkability
24 / 100
Some errands walkable
Coastal proximity
126.0 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
815/km²
Suburban
Schools in postcode 3555
🏫Primary (5)
Catholic · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
🎓Secondary (1)
Government · Yrs 7-10 · Inner Regional
⭐Special (1)
Bendigo Special Developmental School
Government · Yrs U · Inner Regional
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
Safe4.8 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average7 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
28
/ 100
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
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
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