LOWER NORTON
Investor score
46
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
$518,100
VIC Gov · 2025
Rent yield
2.0%
computed from govt data
Annual growth
9.4%
annualised from govt data
Vacancy rate
2.3%
modelled estimate
AI insights for LOWER NORTON
Investment analysis, risks & comparisons
LOWER NORTON 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
$200/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+0.9%
annual shift
Yield × growth index
5.7
combined signal
Net yield (est.)
5.15%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+7.5%
est. compound, long-run avg
10-yr growth (CAGR)
+3.9%
est. compound, long-run avg
Rental demand
55 / 100
Strong demand
Supply pipeline
Real0.4%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
LOWER NORTON 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 2.0% with stable tenant demand
- High annual growth of 9.4% — 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 2022–23Median household income
$1,859/wk
$51k taxable p.a.
Renters
6.8%
88.2% owner-occupier
Median age
44.0 yrs
Unemployment
5.2%
Population growth
+1.9% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
83%
5% apartments
Degree qualified
14.4%
bachelor's or higher (ABS)
Work from home
11.4%
of employed residents (ABS Census)
Median lot size
1.3 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
2.4%
Mostly long-term tenants
Market activity
Distance to CBD
286.5 km
Regional
Days on market
41 days
Normal turnover
Auction clearance
38.7%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
248.3 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
110/km²
Low density
Liveability & safety
Safety index
Safe2.1 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Below average3 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
4
/ 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
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