VIC3636· Pop. 5,375Moira

INVERGORDON

EstablishedSteady performer with reliable demand and moderate capital growth

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

$429,000

VIC Gov · 2025

Rent yield

2.5%

computed from govt data

Annual growth

9.2%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for INVERGORDON

Investment analysis, risks & comparisons

PREMIUM

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

Median rent

$210/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.2%

annual shift

Yield × growth index

5.9

combined signal

Net yield (est.)

3.22%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+12.4%

est. compound, long-run avg

10-yr growth (CAGR)

+6.6%

est. compound, long-run avg

Rental demand

58 / 100

Strong demand

Supply pipeline

Real

1.8%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$239k

2021

$310k

2022

$350k

2023

$360k

2025

$429k

Source: VIC Gov · 2025 · all sources

Market overview

INVERGORDON 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 2.5% with stable tenant demand
High annual growth of 9.2% — 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 2022–23

Median household income

$1,172/wk

$59k taxable p.a.

Renters

20.9%

74.9% owner-occupier

Median age

48.0 yrs

Unemployment

5.6%

Population growth

+2.7% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

68%

17% apartments

Degree qualified

24.0%

bachelor's or higher (ABS)

Work from home

17.1%

of employed residents (ABS Census)

Median lot size

900 m²

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

3.6%

Some Airbnb activity

Market activity

Distance to CBD

196.7 km

Regional

Days on market

35 days

Normal turnover

Auction clearance

62.7%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

192.5 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

399/km²

Low density

Schools in postcode 3636

🏫2 Primary🎓1 Secondary

ACARA 2025

🏫Primary (2)

St Joseph's School

Catholic · Yrs Prep-6

ICSEA 999

Numurkah Primary School

Government · Yrs Prep-6

ICSEA 934

🎓Secondary (1)

Numurkah Secondary College

Government · Yrs 7-12

ICSEA 935

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

81/ 100

5.6 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

956ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

49/ 100

🚆 1 train🚌 13 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

low

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

Fetching live data…

Location

Properties in INVERGORDON

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