VIC3792· Pop. 1,046Yarra Ranges

THE PATCH

MaturePremium-priced suburb — lower upside but defensive and liquid

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

2.6%

rent real · price estimated

Annual growth

-4.8%

modelled estimate

Vacancy rate

1.6%

modelled estimate

AI insights for THE PATCH

Investment analysis, risks & comparisons

PREMIUM

THE PATCH 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

Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$415/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+4.2%

annual shift

Yield × growth index

-1.1

combined signal

Net yield (est.)

1.49%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+1.8%

est. compound, long-run avg

10-yr growth (CAGR)

+5.3%

est. compound, long-run avg

Rental demand

65 / 100

Strong demand

Supply pipeline

Est.

2.1%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$760k

2021

$883k

2022

$872k

2023

$830k

Market overview

THE PATCH 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 2.6% with stable tenant demand
Access to national transport network and amenities

Risk factors

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

$2,092/wk

$95k taxable p.a.

Renters

6.8%

92.7% owner-occupier

Median age

46.0 yrs

Unemployment

2.3%

Population growth

+4.3% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

55%

37% apartments

Degree qualified

34.5%

bachelor's or higher (ABS)

Work from home

26.4%

of employed residents (ABS Census)

Median lot size

560 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

4.2%

Some Airbnb activity

Market activity

Distance to CBD

39.9 km

Regional

Days on market

21 days

Fast-moving market

Auction clearance

76.5%

Strong demand

Walkability

0 / 100

Car-dependent

Coastal proximity

34.2 km

Inland

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

975/km²

Suburban

Schools in postcode 3792

🏫1 Primary

ACARA 2025

🏫Primary (1)

The Patch Primary School

Government · Yrs Prep-6

ICSEA 1086

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

86/ 100

5.2 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Above average

1086ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

10/ 100

🚆 1 train🚃 22 tram🚌 17 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

low

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 THE PATCH

View listings

Local professionals

Connect with agents and building inspectors who operate in THE PATCH. 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