VIC3072· Pop. 33,790Darebin

PRESTON LOWER

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

$1,125,000

VIC Gov · 2025

Rent yield

1.8%

computed from govt data

Annual growth

-1.1%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for PRESTON LOWER

Investment analysis, risks & comparisons

PREMIUM

PRESTON LOWER 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

$392/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.1%

annual shift

Yield × growth index

0.4

combined signal

Net yield (est.)

1.46%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.9%

est. compound, long-run avg

10-yr growth (CAGR)

+5.9%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$1026k

2021

$1251k

2022

$1160k

2023

$1150k

2025

$1125k

Source: VIC Gov · 2025 · all sources

Market overview

PRESTON LOWER 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 1.8% 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 2022–23

Median household income

$1,844/wk

$74k taxable p.a.

Renters

40.1%

57.3% owner-occupier

Median age

37.0 yrs

Unemployment

4.2%

Population growth

+1.6% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

24%

59% apartments

Degree qualified

48.0%

bachelor's or higher (ABS)

Work from home

28.2%

of employed residents (ABS Census)

Median lot size

210 m²

Compact block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

12.4%

Active STR market

Market activity

Distance to CBD

8.8 km

Middle ring

Days on market

26 days

Normal turnover

Auction clearance

64.9%

Balanced market

Walkability

93 / 100

Walker's paradise

Coastal proximity

7.0 km

Near coast

NBN technology

FTTP

Fastest — full fibre to premises

Population density

5,116/km²

Very dense urban

Schools in postcode 3072

🏫8 Primary🎓2 Secondary📚2 Combined⭐1 Special

ACARA 2025

🏫Primary (8)

Bell Primary School

Government · Yrs Prep-6

ICSEA 1165

Newlands Primary School

Government · Yrs Prep-6

ICSEA 1146

Preston West Primary School

Government · Yrs Prep-6

ICSEA 1135

Preston South Primary School

Government · Yrs Prep-6

ICSEA 1127

Preston Primary School

Government · Yrs Prep-6

ICSEA 1113

St Raphael's School

Catholic · Yrs Prep-6

ICSEA 1096

Sacred Heart School

Catholic · Yrs Prep-6

ICSEA 1090

Preston North East Primary School

Government · Yrs Prep-6

ICSEA 955

🎓Secondary (2)

Preston High School

Government · Yrs 7-12

ICSEA 1104

Northern College of the Arts and Technology

Government · Yrs 10-12

ICSEA 1060

📚Combined (2)

St John's College Preston

Independent · Yrs Prep-12

ICSEA 1066

East Preston Islamic College

Independent · Yrs Prep-12

ICSEA 976

⭐Special (1)

Yarra Me School

Government

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 crime

52/ 100

8.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1086ICSEA · national avg 1000

12 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

67/ 100

🚆 1 train🚃 4 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

low

Coastal exposure + state climate

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Location

Properties in PRESTON LOWER

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