VIC3099· Pop. 4,993Nillumbik

NUTFIELD

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

$990,000

VIC Gov · 2025

Rent yield

2.0%

computed from govt data

Annual growth

5.1%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for NUTFIELD

Investment analysis, risks & comparisons

PREMIUM

NUTFIELD 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

$391/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.1%

annual shift

Yield × growth index

3.6

combined signal

Net yield (est.)

1.74%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.0%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

53 / 100

Moderate demand

Supply pipeline

Real

2.4%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2020

$775k

2021

$900k

2022

$950k

2023

$897k

2025

$990k

Source: VIC Gov · 2025 · all sources

Market overview

NUTFIELD is a metropolitan VIC suburb with steady 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 2.0% with stable tenant demand
Consistent annual growth of 5.1%
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,162/wk

$77k taxable p.a.

Renters

9.8%

88.2% owner-occupier

Median age

43.0 yrs

Unemployment

4.3%

Population growth

+2.0% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

68%

18% apartments

Degree qualified

34.5%

bachelor's or higher (ABS)

Work from home

23.2%

of employed residents (ABS Census)

Median lot size

500 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

3.3%

Some Airbnb activity

Market activity

Distance to CBD

31.9 km

Outer suburbs

Days on market

21 days

Fast-moving market

Auction clearance

63.3%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

30.1 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

1,806/km²

Suburban

Schools in postcode 3099

🏫4 Primary

ACARA 2025

🏫Primary (4)

Strathewen Primary School

Government · Yrs Prep-6

ICSEA 1068

Learning Co-Operative School

Independent · Yrs Prep-5

ICSEA 1065

Hurstbridge Primary School

Government · Yrs Prep-6

ICSEA 1055

Arthurs Creek Primary School

Government · Yrs Prep-6

ICSEA 930

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

67/ 100

7.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1030ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

76/ 100

🚆 1 train🚃 7 tram🚌 19 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

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in NUTFIELD

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