PINES FOREST
Investor score
60
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
$700,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
10.4%
annualised from govt data
Vacancy rate
2.6%
modelled estimate
AI insights for PINES FOREST
Investment analysis, risks & comparisons
PINES FOREST 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
$315/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.7%
annual shift
Yield × growth index
6.4
combined signal
Net yield (est.)
2.72%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.2%
est. compound, long-run avg
10-yr growth (CAGR)
+7.8%
est. compound, long-run avg
Rental demand
63 / 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
PINES FOREST is a metropolitan VIC suburb with strong 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 2.3% with stable tenant demand
- High annual growth of 10.4% — outperforming state average
- 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
$1,128/wk
$96k taxable p.a.
Renters
45.2%
52.1% owner-occupier
Median age
37.0 yrs
Unemployment
3.8%
Population growth
+4.4% p.a.
Investor-owned
5.0%
of all dwellings (ATO)
Houses
57%
31% apartments
Degree qualified
36.7%
bachelor's or higher (ABS)
Work from home
27.7%
of employed residents (ABS Census)
Median lot size
580 m²
Standard block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
6.9%
Some Airbnb activity
Market activity
Distance to CBD
38.7 km
Regional
Days on market
23 days
Fast-moving market
Auction clearance
72.2%
Strong demand
Walkability
29 / 100
Some errands walkable
Coastal proximity
10.3 km
Coastal fringe
NBN technology
FTTPFastest — full fibre to premises
Population density
1,007/km²
Suburban
Schools in postcode 3200
🏫Primary (2)
Aldercourt Primary School
Government · Yrs Prep-6
Mahogany Rise Primary School
Government · Yrs Prep-6
🎓Secondary (1)
Monterey Secondary College
Government · Yrs 7-12
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
High crime13.1 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
31
/ 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 PINES FOREST
View listingsLocal professionals
Connect with agents and building inspectors who operate in PINES FOREST. 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