VIC3218· Pop. 14,942Golden Plains

MURGHEBOLUC

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

$882,500

VIC Gov · 2025

Rent yield

1.9%

computed from govt data

Annual growth

-8.3%

annualised from govt data

Vacancy rate

2.1%

modelled estimate

AI insights for MURGHEBOLUC

Investment analysis, risks & comparisons

PREMIUM

MURGHEBOLUC 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

$330/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+1.6%

annual shift

Yield × growth index

-3.2

combined signal

Net yield (est.)

3.60%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.4%

est. compound, long-run avg

10-yr growth (CAGR)

+7.3%

est. compound, long-run avg

Rental demand

59 / 100

Strong demand

Supply pipeline

Est.

2.1%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$825k

2021

$925k

2022

$1088k

2023

$1050k

2025

$883k

Source: VIC Gov · 2025 · all sources

Market overview

MURGHEBOLUC is a VIC suburb offering lower 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

Rental yield 1.9% with stable tenant demand
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

$1,752/wk

$64k taxable p.a.

Renters

36.4%

61.4% owner-occupier

Median age

37.0 yrs

Unemployment

2.6%

Population growth

+3.5% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

75%

14% apartments

Degree qualified

30.0%

bachelor's or higher (ABS)

Work from home

13.9%

of employed residents (ABS Census)

Median lot size

1.0 ha

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

3.3%

Some Airbnb activity

Market activity

Distance to CBD

78.5 km

Regional

Days on market

45 days

Normal turnover

Auction clearance

58.7%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

49.2 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

435/km²

Low density

Schools in postcode 3218

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

St Patrick's School

Catholic · Yrs Prep-6

ICSEA 1107

Manifold Heights Primary School

Government · Yrs Prep-6

ICSEA 1082

Holy Spirit Parish School

Catholic · Yrs Prep-6

ICSEA 1068

Ashby Primary School

Government · Yrs Prep-6

ICSEA 1059

🎓Secondary (1)

Clonard College

Catholic · Yrs 7-12

ICSEA 1051

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

High crime

50/ 100

8.6 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1073ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

50/ 100

🚆 1 train🚌 16 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

low

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in MURGHEBOLUC

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