VIC3059· Pop. 21,274Hume

GREENVALE

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

$855,000

VIC Gov · 2025

Rent yield

2.6%

computed from govt data

Annual growth

0.6%

annualised from govt data

Vacancy rate

2.6%

modelled estimate

AI insights for GREENVALE

Investment analysis, risks & comparisons

PREMIUM

GREENVALE 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$430/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+4.2%

annual shift

Yield × growth index

1.6

combined signal

Net yield (est.)

3.07%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.5%

est. compound, long-run avg

10-yr growth (CAGR)

+5.9%

est. compound, long-run avg

Rental demand

47 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$720k

2021

$820k

2022

$881k

2023

$845k

2025

$855k

Source: VIC Gov · 2025 · all sources

Market overview

GREENVALE 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 2.6% 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

$2,262/wk

$73k taxable p.a.

Renters

12.2%

85.5% owner-occupier

Median age

35.0 yrs

Unemployment

3.4%

Population growth

+1.5% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

66%

21% apartments

Degree qualified

46.0%

bachelor's or higher (ABS)

Work from home

17.3%

of employed residents (ABS Census)

Median lot size

400 m²

Compact block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

7.5%

Some Airbnb activity

Market activity

Distance to CBD

20.7 km

Outer suburbs

Days on market

33 days

Normal turnover

Auction clearance

65.2%

Strong demand

Walkability

41 / 100

Very walkable

Coastal proximity

15.2 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

2,069/km²

Dense urban

Schools in postcode 3059

🏫4 Primary🎓2 Secondary📚1 Combined

ACARA 2025

🏫Primary (4)

Mary Queen of Heaven Catholic Primary School

Catholic · Yrs Prep-6

ICSEA 1065

St Carlo Borromeo School

Catholic · Yrs Prep-6

ICSEA 1062

Greenvale Primary School

Government · Yrs Prep-6

ICSEA 1034

Keelonith Primary School

Government · Yrs Prep-6

ICSEA 1032

🎓Secondary (2)

Greenvale Secondary College

Government · Yrs 7-10

ICSEA 997

Kolbe Catholic College

Catholic · Yrs 7-12

ICSEA 980

📚Combined (1)

Aitken College

Independent · Yrs Prep-12

ICSEA 1102

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

0/ 100

24.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1039ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

95/ 100

🚆 3 train🚃 4 tram🚌 38 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

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in GREENVALE

View listings

Local professionals

Connect with agents and building inspectors who operate in GREENVALE. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium