VIC3409· Pop. 987West Wimmera

GRASS FLAT

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

5.2%

rent real · price estimated

Annual growth

0.9%

modelled estimate

Vacancy rate

1.5%

modelled estimate

AI insights for GRASS FLAT

Investment analysis, risks & comparisons

PREMIUM

GRASS FLAT 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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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$180/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.6%

annual shift

Yield × growth index

3.1

combined signal

Net yield (est.)

3.22%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.3%

est. compound, long-run avg

10-yr growth (CAGR)

+3.9%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.4%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Market overview

GRASS FLAT is a VIC suburb offering high rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Strong rental yield of 5.2%
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

$1,403/wk

$51k taxable p.a.

Renters

12.0%

78.8% owner-occupier

Median age

50.0 yrs

Unemployment

5.3%

Population growth

+1.9% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

86%

5% apartments

Degree qualified

21.7%

bachelor's or higher (ABS)

Work from home

15.6%

of employed residents (ABS Census)

Median lot size

2.4 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

0.2%

Mostly long-term tenants

Market activity

Distance to CBD

299.8 km

Regional

Days on market

58 days

Slower market

Auction clearance

38.7%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

270.0 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

10/km²

Rural / semi-rural

Schools in postcode 3409

🏫1 Primary

ACARA 2025

🏫Primary (1)

Natimuk Primary School

Government · Yrs Prep-6

ICSEA 1044

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

Safe

80/ 100

6.1 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1044ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

15/ 100

🚆 0 train🚌 6 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

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

high

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in GRASS FLAT

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