MURRUMBEENA
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
$1,665,000
VIC Gov · 2025
Rent yield
1.7%
computed from govt data
Annual growth
0.7%
annualised from govt data
Vacancy rate
1.7%
modelled estimate
AI insights for MURRUMBEENA
Investment analysis, risks & comparisons
MURRUMBEENA 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
$537/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.7%
annual shift
Yield × growth index
1.2
combined signal
Net yield (est.)
2.02%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+3.5%
est. compound, long-run avg
10-yr growth (CAGR)
+4.5%
est. compound, long-run avg
Rental demand
52 / 100
Moderate demand
Supply pipeline
Real0.3%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
MURRUMBEENA 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 1.7% 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
$1,926/wk
$79k taxable p.a.
Renters
41.1%
56.5% owner-occupier
Median age
36.0 yrs
Unemployment
3.5%
Population growth
+2.2% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
66%
24% apartments
Degree qualified
45.3%
bachelor's or higher (ABS)
Work from home
29.7%
of employed residents (ABS Census)
Median lot size
610 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
6.6%
Some Airbnb activity
Market activity
Distance to CBD
12.4 km
Middle ring
Days on market
32 days
Normal turnover
Auction clearance
67.5%
Strong demand
Walkability
60 / 100
Very walkable
Coastal proximity
17.8 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
1,848/km²
Suburban
Schools in postcode 3163
🏫Primary (5)
Murrumbeena Primary School
Government · Yrs Prep-6
Glen Huntly Primary School
Government · Yrs Prep-6
Carnegie Primary School
Government · Yrs Prep-6
St Patrick's School
Catholic · Yrs Prep-6
St Anthony's School
Catholic · 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
Moderate7.3 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Top tier5 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
43
/ 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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