VIC3095· Pop. 28,373Banyule

RESEARCH

MaturePremium-priced suburb — lower upside but defensive and liquid

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

$1,041,000

VIC Gov · 2025

Rent yield

2.8%

computed from govt data

Annual growth

0.5%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for RESEARCH

Investment analysis, risks & comparisons

PREMIUM

RESEARCH 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$562/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+4.2%

annual shift

Yield × growth index

1.7

combined signal

Net yield (est.)

1.75%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-2.4%

est. compound, long-run avg

10-yr growth (CAGR)

+5.8%

est. compound, long-run avg

Rental demand

52 / 100

Moderate demand

Supply pipeline

Est.

2.4%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$1178k

2021

$1201k

2022

$1520k

2023

$1030k

2025

$1041k

Source: VIC Gov · 2025 · all sources

Market overview

RESEARCH 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 2.8% 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

$2,506/wk

$77k taxable p.a.

Renters

10.1%

88.1% owner-occupier

Median age

43.0 yrs

Unemployment

2.6%

Population growth

+2.0% p.a.

Investor-owned

17.0%

of all dwellings (ATO)

Houses

71%

18% apartments

Degree qualified

50.2%

bachelor's or higher (ABS)

Work from home

28.6%

of employed residents (ABS Census)

Median lot size

590 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

9.1%

Active STR market

Market activity

Distance to CBD

20.5 km

Outer suburbs

Days on market

38 days

Normal turnover

Auction clearance

63.3%

Balanced market

Walkability

57 / 100

Very walkable

Coastal proximity

20.7 km

Coastal fringe

NBN technology

FTTC

Good — fibre to curb

Population density

1,804/km²

Suburban

Schools in postcode 3095

🏫7 Primary🎓3 Secondary📚1 Combined

ACARA 2025

🏫Primary (7)

Eltham East Primary School

Government · Yrs Prep-6

ICSEA 1143

Holy Trinity Primary School

Catholic · Yrs Prep-6

ICSEA 1137

Eltham North Primary School

Government · Yrs Prep-6

ICSEA 1127

Eltham Primary School

Government · Yrs Prep-6

ICSEA 1117

Our Lady Help of Christians School

Catholic · Yrs Prep-6

ICSEA 1094

Research Primary School

Government · Yrs Prep-6

ICSEA 1092

Glen Katherine Primary School

Government · Yrs Prep-6

ICSEA 1088

🎓Secondary (3)

Catholic Ladies' College Ltd

Catholic · Yrs 7-12

ICSEA 1119

Eltham High School

Government · Yrs 7-12

ICSEA 1101

St Helena Secondary College

Government · Yrs 7-12

ICSEA 1065

📚Combined (1)

Eltham College

Independent · Yrs Prep-12

ICSEA 1139

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

28/ 100

10.7 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Top tier

1111ICSEA · national avg 1000

11 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

49/ 100

🚆 4 train🚃 7 tram🚌 42 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in RESEARCH

View listings

Local professionals

Connect with agents and building inspectors who operate in RESEARCH. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

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