PATTERSON
Investor score
56
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
$1,773,000
VIC Gov · 2025
Rent yield
1.4%
computed from govt data
Annual growth
-0.6%
annualised from govt data
Vacancy rate
1.8%
modelled estimate
AI insights for PATTERSON
Investment analysis, risks & comparisons
PATTERSON 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
$461/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.2%
annual shift
Yield × growth index
0.4
combined signal
Net yield (est.)
1.75%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.2%
est. compound, long-run avg
10-yr growth (CAGR)
+7.8%
est. compound, long-run avg
Rental demand
62 / 100
Strong demand
Supply pipeline
Est.3.9%
new dwellings approved / stock · Modelled estimate
High supply risk
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
PATTERSON 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 1.4% 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
$2,233/wk
$96k taxable p.a.
Renters
31.6%
66.3% owner-occupier
Median age
39.0 yrs
Unemployment
2.3%
Population growth
+4.4% p.a.
Investor-owned
19.0%
of all dwellings (ATO)
Houses
54%
31% apartments
Degree qualified
48.3%
bachelor's or higher (ABS)
Work from home
20.5%
of employed residents (ABS Census)
Median lot size
460 m²
Standard block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
6.0%
Some Airbnb activity
Market activity
Distance to CBD
13.2 km
Middle ring
Days on market
36 days
Normal turnover
Auction clearance
72.3%
Strong demand
Walkability
92 / 100
Walker's paradise
Coastal proximity
16.2 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
1,010/km²
Suburban
Schools in postcode 3204
🏫Primary (5)
Ormond Primary School
Government · Yrs Prep-6
Mckinnon Primary School
Government · Yrs Prep-6
Bentleigh West Primary School
Government · Yrs Prep-6
St Paul's School
Catholic · Yrs Prep-6
Tucker Road Bentleigh Primary School
Government · Yrs Prep-6
🎓Secondary (2)
Mckinnon Secondary College
Government · Yrs 7-12
Our Lady of the Sacred Heart College
Catholic · Yrs 7-12
📚Combined (2)
Kilvington Grammar School
Independent · Yrs Prep-12
Divrei Emineh
Independent · Yrs Prep-12
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 tier9 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
39
/ 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 PATTERSON
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