VIC3390· Pop. 957Horsham

KEWELL

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

$180,000

VIC Gov · 2025

Rent yield

5.2%

computed from govt data

Annual growth

-18.0%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for KEWELL

Investment analysis, risks & comparisons

PREMIUM

KEWELL 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

$180/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.5%

annual shift

Yield × growth index

-6.4

combined signal

Net yield (est.)

3.46%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.7%

est. compound, long-run avg

10-yr growth (CAGR)

+4.7%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.6%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$130k

2021

$145k

2022

$245k

2023

$268k

2025

$180k

Source: VIC Gov · 2025 · all sources

Market overview

KEWELL 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

$1,026/wk

$51k taxable p.a.

Renters

17.9%

77.0% owner-occupier

Median age

47.0 yrs

Unemployment

3.6%

Population growth

+1.9% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

88%

7% apartments

Degree qualified

24.4%

bachelor's or higher (ABS)

Work from home

16.7%

of employed residents (ABS Census)

Median lot size

2.7 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

2.3%

Mostly long-term tenants

Market activity

Distance to CBD

258.4 km

Regional

Days on market

65 days

Slower market

Auction clearance

42.9%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

252.5 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

107/km²

Low density

Schools in postcode 3390

🏫1 Primary📚1 Combined

ACARA 2025

🏫Primary (1)

Our Lady Help of Christians School

Catholic · Yrs Prep-6

ICSEA 1020

📚Combined (1)

Murtoa College

Government · Yrs Prep-12

ICSEA 959

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

90/ 100

4.8 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

990ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 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

medium

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in KEWELL

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