PICOLA WEST
Investor score
52
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
1.5%
rent real · price estimated
Annual growth
3.5%
modelled estimate
Vacancy rate
2.4%
modelled estimate
AI insights for PICOLA WEST
Investment analysis, risks & comparisons
PICOLA WEST 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
$177/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.8%
annual shift
Yield × growth index
2.5
combined signal
Net yield (est.)
4.15%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.7%
est. compound, long-run avg
10-yr growth (CAGR)
+6.6%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Est.1.8%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
PICOLA WEST is a VIC suburb offering lower rental yield and steady 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 1.5% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$937/wk
$59k taxable p.a.
Renters
11.0%
82.8% owner-occupier
Median age
57.0 yrs
Unemployment
5.1%
Population growth
+2.7% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
66%
17% apartments
Degree qualified
22.1%
bachelor's or higher (ABS)
Work from home
17.7%
of employed residents (ABS Census)
Median lot size
900 m²
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
1.3%
Mostly long-term tenants
Market activity
Distance to CBD
199.4 km
Regional
Days on market
31 days
Normal turnover
Auction clearance
62.7%
Balanced market
Walkability
0 / 100
Car-dependent
Coastal proximity
194.7 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
869/km²
Suburban
Liveability & safety
Safety index
Safe5.6 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Below average3 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
16
/ 100
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
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 PICOLA WEST
View listingsLocal professionals
Connect with agents and building inspectors who operate in PICOLA WEST. 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