VIC3850· Pop. 15,472Wellington

SALE NORTH

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

$510,000

VIC Gov · 2025

Rent yield

2.9%

computed from govt data

Annual growth

3.1%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for SALE NORTH

Investment analysis, risks & comparisons

PREMIUM

SALE NORTH 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

$280/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.5%

annual shift

Yield × growth index

3.0

combined signal

Net yield (est.)

3.93%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.1%

est. compound, long-run avg

10-yr growth (CAGR)

+3.2%

est. compound, long-run avg

Rental demand

46 / 100

Moderate demand

Supply pipeline

Real

0.3%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$345k

2021

$399k

2022

$487k

2023

$480k

2025

$510k

Source: VIC Gov · 2025 · all sources

Market overview

SALE NORTH 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 2.9% 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 2022–23

Median household income

$1,339/wk

$44k taxable p.a.

Renters

32.0%

65.4% owner-occupier

Median age

42.0 yrs

Unemployment

6.2%

Population growth

+1.2% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

82%

9% apartments

Degree qualified

26.8%

bachelor's or higher (ABS)

Work from home

13.2%

of employed residents (ABS Census)

Median lot size

1.8 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.7%

Mostly long-term tenants

Market activity

Distance to CBD

193.2 km

Regional

Days on market

70 days

Slower market

Auction clearance

45.9%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

52.4 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

122/km²

Low density

Schools in postcode 3850

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

ACARA 2025

🏫Primary (6)

St Mary's Primary School

Catholic · Yrs Prep-6

ICSEA 1045

St Thomas' School

Catholic · Yrs Prep-6

ICSEA 1039

Sale Primary School

Government · Yrs Prep-6

ICSEA 1003

Guthridge Primary School

Government · Yrs Prep-6

ICSEA 973

Araluen Primary School

Government · Yrs Prep-6

ICSEA 946

Wurruk Primary School

Government · Yrs Prep-6

ICSEA 827

🎓Secondary (2)

Catholic College Sale

Catholic · Yrs 7-12

ICSEA 1015

Sale College

Government · Yrs 7-12

ICSEA 943

📚Combined (1)

Gippsland Grammar

Independent · Yrs Prep-12

ICSEA 1096

⭐Special (1)

Sale and District Specialist School

Government · Yrs U

ICSEA 937

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

42/ 100

9.3 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

982ICSEA · national avg 1000

10 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

13/ 100

🚆 0 train🚌 3 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

medium

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

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Location

Properties in SALE NORTH

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