VIC3268· Pop. 2,552Moyne

NIRRANDA EAST

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

$425,000

VIC Gov · 2025

Rent yield

2.9%

computed from govt data

Annual growth

-5.6%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for NIRRANDA EAST

Investment analysis, risks & comparisons

PREMIUM

NIRRANDA EAST 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

$239/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.4%

annual shift

Yield × growth index

-1.3

combined signal

Net yield (est.)

4.28%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+0.6%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.8%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$413k

2021

$425k

2022

$440k

2023

$477k

2025

$425k

Source: VIC Gov · 2025 · all sources

Market overview

NIRRANDA EAST 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 2.9% 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

$1,466/wk

$47k taxable p.a.

Renters

17.7%

73.0% owner-occupier

Median age

44.0 yrs

Unemployment

5.3%

Population growth

+1.5% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

79%

7% apartments

Degree qualified

22.2%

bachelor's or higher (ABS)

Work from home

13.7%

of employed residents (ABS Census)

Median lot size

1.9 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

0.8%

Mostly long-term tenants

Market activity

Distance to CBD

196.7 km

Regional

Days on market

59 days

Slower market

Auction clearance

43.2%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

65.9 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

49/km²

Rural / semi-rural

Schools in postcode 3268

🏫1 Primary📚1 Combined

ACARA 2025

🏫Primary (1)

Nullawarre and District Primary School

Government · Yrs Prep-6

ICSEA 954

📚Combined (1)

Timboon P-12 School

Government · Yrs Prep-12

ICSEA 1006

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

Moderate

71/ 100

6.6 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

980ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

27/ 100

🚆 1 train🚌 4 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

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in NIRRANDA EAST

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