VIC3351· Pop. 9,106Moyne

STAFFORDSHIRE REEF

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

$775,000

VIC Gov · 2025

Rent yield

1.9%

computed from govt data

Annual growth

18.7%

annualised from govt data

Vacancy rate

2.6%

modelled estimate

AI insights for STAFFORDSHIRE REEF

Investment analysis, risks & comparisons

PREMIUM

STAFFORDSHIRE REEF 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

+3.5%

annual shift

Yield × growth index

10.3

combined signal

Net yield (est.)

4.34%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+12.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.0%

est. compound, long-run avg

Rental demand

63 / 100

Strong demand

Supply pipeline

Est.

1.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$441k

2021

$545k

2022

$590k

2023

$550k

2025

$775k

Source: VIC Gov · 2025 · all sources

Market overview

STAFFORDSHIRE REEF 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 1.9% with stable tenant demand
High annual growth of 18.7% — 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

$1,684/wk

$67k taxable p.a.

Renters

6.5%

89.5% owner-occupier

Median age

41.0 yrs

Unemployment

5.2%

Population growth

+3.8% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

68%

16% apartments

Degree qualified

21.4%

bachelor's or higher (ABS)

Work from home

19.2%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

4.4%

Some Airbnb activity

Market activity

Distance to CBD

116.7 km

Regional

Days on market

30 days

Normal turnover

Auction clearance

61.8%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

100.3 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

655/km²

Suburban

Schools in postcode 3351

🏫3 Primary📚1 Combined

ACARA 2025

🏫Primary (3)

Haddon Primary School

Government · Yrs Prep-6

ICSEA 1019

Woady Yaloak Primary School

Government · Yrs Prep-6

ICSEA 993

Cape Clear Primary School

Government · Yrs Prep-6

ICSEA 977

📚Combined (1)

Lake Bolac College

Government · Yrs Prep-12

ICSEA 936

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

Moderate

71/ 100

6.6 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

981ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

37/ 100

🚆 0 train🚌 18 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

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in STAFFORDSHIRE REEF

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