MURGHEBOLUC
Investor score
57
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
$955,000
VIC Gov · 2025
Rent yield
2.0%
computed from govt data
Annual growth
0.3%
annualised from govt data
Vacancy rate
2.0%
modelled estimate
AI insights for MURGHEBOLUC
Investment analysis, risks & comparisons
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.
Median rent
$370/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+1.6%
annual shift
Yield × growth index
1.1
combined signal
Net yield (est.)
3.33%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+3.6%
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
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 2.0% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,481/wk
$65k taxable p.a.
Renters
7.7%
89.3% owner-occupier
Median age
43.0 yrs
Unemployment
2.6%
Population growth
+3.5% p.a.
Investor-owned
23.0%
of all dwellings (ATO)
Houses
74%
15% 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
6.3%
Some Airbnb activity
Market activity
Distance to CBD
62.3 km
Regional
Days on market
45 days
Normal turnover
Auction clearance
59.5%
Balanced market
Walkability
1 / 100
Car-dependent
Coastal proximity
24.3 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
435/km²
Low density
Schools in postcode 3221
🏫Primary (2)
Woodline Primary
Independent · Yrs Prep-6
Ceres Primary School
Government · Yrs Prep-6
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
Moderate6.7 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Above average2 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
27
/ 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
Properties in MURGHEBOLUC
View listingsLocal professionals
Connect with agents and building inspectors who operate in MURGHEBOLUC. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
Premium feature
Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.
Upgrade to Premium