KALORAMA
Investor score
55
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
$923,500
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
2.1%
annualised from govt data
Vacancy rate
1.9%
modelled estimate
AI insights for KALORAMA
Investment analysis, risks & comparisons
KALORAMA 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
$416/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.0%
annual shift
Yield × growth index
2.2
combined signal
Net yield (est.)
2.19%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.8%
est. compound, long-run avg
10-yr growth (CAGR)
+5.9%
est. compound, long-run avg
Rental demand
62 / 100
Strong demand
Supply pipeline
Est.2.5%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
KALORAMA 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 2.3% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,087/wk
$94k taxable p.a.
Renters
5.8%
91.9% owner-occupier
Median age
43.0 yrs
Unemployment
3.8%
Population growth
+4.1% p.a.
Investor-owned
16.0%
of all dwellings (ATO)
Houses
75%
13% apartments
Degree qualified
37.0%
bachelor's or higher (ABS)
Work from home
23.3%
of employed residents (ABS Census)
Median lot size
500 m²
Standard block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
3.5%
Some Airbnb activity
Market activity
Distance to CBD
37.1 km
Regional
Days on market
23 days
Fast-moving market
Auction clearance
59.6%
Balanced market
Walkability
8 / 100
Car-dependent
Coastal proximity
38.1 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
1,092/km²
Suburban
Liveability & safety
Safety index
Safe5.2 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Above average5 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
30
/ 100
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
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
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