GREY RIVER
Investor score
50
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
5.3%
rent real · price estimated
Annual growth
1.9%
modelled estimate
Vacancy rate
2.3%
modelled estimate
AI insights for GREY RIVER
Investment analysis, risks & comparisons
GREY RIVER 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.
Median rent
$301/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.7%
annual shift
Yield × growth index
3.6
combined signal
Net yield (est.)
5.30%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.3%
est. compound, long-run avg
10-yr growth (CAGR)
+6.1%
est. compound, long-run avg
Rental demand
50 / 100
Moderate demand
Supply pipeline
Est.0.9%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
GREY RIVER 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 5.3%
- 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 2022–23Median household income
$1,325/wk
$47k taxable p.a.
Renters
16.7%
84.4% owner-occupier
Median age
51.0 yrs
Unemployment
3.5%
Population growth
+1.5% p.a.
Investor-owned
22.0%
of all dwellings (ATO)
Houses
81%
7% apartments
Degree qualified
23.4%
bachelor's or higher (ABS)
Work from home
17.3%
of employed residents (ABS Census)
Median lot size
2.8 ha
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
5.5%
Some Airbnb activity
Market activity
Distance to CBD
137.9 km
Regional
Days on market
62 days
Slower market
Auction clearance
42.1%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
14.8 km
Coastal fringe
NBN technology
SatelliteRemote — satellite connection
Population density
115/km²
Low density
Liveability & safety
Safety index
Safe3.2 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Below average2 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
13
/ 100
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
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
Properties in GREY RIVER
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