VIC3043· Pop. 2,971Brimbank

GOWANBRAE

MaturePremium-priced suburb — lower upside but defensive and liquid

Investor score

Liveability 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

Real

$815,000

VIC Gov · 2025

Rent yield

Real

2.4%

computed from govt data

Annual growth

Real

6.4%

annualised from govt data

Vacancy rate

Est.

2.0%

modelled estimate

AI insights for GOWANBRAE

Investment analysis, risks & comparisons

PREMIUM

GOWANBRAE 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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A shareable, printable analysis of GOWANBRAE — investment outlook, liveability, risks & who it suits.

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Side-by-side on price, yield, growth, schools, safety & more.

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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

$375/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.6%

annual shift

Yield × growth index

4.4

combined signal

Net yield (est.)

2.37%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.0%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

0.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$640k

2021

$755k

2022

$760k

2023

$720k

2025

$815k

Source: VIC Gov · 2025 · all sources

Market overview

GOWANBRAE 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 2.4% with stable tenant demand
Consistent annual growth of 6.4%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,505/wk

$74k taxable p.a.

Renters

24.7%

71.1% owner-occupier

Median age

41.0 yrs

Unemployment

3.6%

Population growth

+1.6% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

73%

22% apartments

Degree qualified

36.5%

bachelor's or higher (ABS)

Work from home

20.4%

of employed residents (ABS Census)

Median lot size

450 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

12.3%

Active STR market

Market activity

Distance to CBD

15.0 km

Outer suburbs

Days on market

23 days

Fast-moving market

Auction clearance

65.7%

Strong demand

Walkability

78 / 100

Walker's paradise

Coastal proximity

9.5 km

Near coast

NBN technology

FTTC

Good — fibre to curb

Population density

2,098/km²

Dense urban

Schools in postcode 3043

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

School of the Good Shepherd

Catholic · Yrs Prep-6 · Major Cities

ICSEA 1046(67%)

374 students13:1 student–teacher54% girls17% top SEA quarter

Gladstone Park Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1011(52%)

408 students14:1 student–teacher45% girls12% top SEA quarter

Gladstone Views Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 997(45%)

312 students14:1 student–teacher45% girls9% top SEA quarter

Tullamarine Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 997(45%)

206 students12:1 student–teacher55% girls11% top SEA quarter

🎓Secondary (1)

Gladstone Park Secondary College

Government · Yrs 7-12 · Major Cities

ICSEA 994(44%)

1,309 students12:1 student–teacher47% girls9% top SEA quarter

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

55/ 100

8.1 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1009ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 4 train🚃 4 tram🚌 41 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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