VIC3585· Pop. 11,508Gannawarra

PIRA

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

$500,000

VIC Gov · 2025

Rent yield

2.4%

computed from govt data

Annual growth

7.2%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for PIRA

Investment analysis, risks & comparisons

PREMIUM

PIRA 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

$235/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.5%

annual shift

Yield × growth index

4.8

combined signal

Net yield (est.)

3.31%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+9.4%

est. compound, long-run avg

10-yr growth (CAGR)

+6.1%

est. compound, long-run avg

Rental demand

47 / 100

Moderate demand

Supply pipeline

Real

0.9%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$320k

2021

$362k

2022

$405k

2023

$435k

2025

$500k

Source: VIC Gov · 2025 · all sources

Market overview

PIRA is a VIC suburb offering lower rental yield and strong 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 2.4% with stable tenant demand
High annual growth of 7.2% — 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 2022–23

Median household income

$1,394/wk

$37k taxable p.a.

Renters

31.4%

65.1% owner-occupier

Median age

38.0 yrs

Unemployment

4.3%

Population growth

+0.6% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

83%

6% apartments

Degree qualified

18.1%

bachelor's or higher (ABS)

Work from home

10.2%

of employed residents (ABS Census)

Median lot size

970 m²

Large block

Household size

2.7 persons

avg per dwelling (ABS Census)

Short-term rental

3.0%

Some Airbnb activity

Market activity

Distance to CBD

310.2 km

Regional

Days on market

50 days

Slower market

Auction clearance

39.5%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

304.6 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

134/km²

Low density

Schools in postcode 3585

🏫4 Primary🎓2 Secondary⭐1 Special

ACARA 2025

🏫Primary (4)

St Mary's School

Catholic · Yrs Prep-6

ICSEA 1036

Swan Hill Christian School

Independent · Yrs Prep-6

ICSEA 1017

Swan Hill Primary School

Government · Yrs Prep-6

ICSEA 942

Swan Hill North Primary School

Government · Yrs Prep-6

ICSEA 926

🎓Secondary (2)

St Mary MacKillop College

Catholic · Yrs 7-12

ICSEA 1023

Swan Hill College

Government · Yrs 7-12

ICSEA 944

⭐Special (1)

Swan Hill Specialist School

Government · Yrs U

ICSEA 908

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

Safe

100/ 100

3.0 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

971ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

5/ 100

🚆 0 train🚌 1 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

low

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

Fetching live data…

Location

Properties in PIRA

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