VIC3960· Pop. 2,715South Gippsland

TURTONS CREEK

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

$665,000

VIC Gov · 2025

Rent yield

1.9%

computed from govt data

Annual growth

6.2%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for TURTONS CREEK

Investment analysis, risks & comparisons

PREMIUM

TURTONS CREEK 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

$236/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.7%

annual shift

Yield × growth index

4.0

combined signal

Net yield (est.)

3.40%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+11.4%

est. compound, long-run avg

10-yr growth (CAGR)

+5.4%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$388k

2021

$458k

2022

$595k

2023

$590k

2025

$665k

Source: VIC Gov · 2025 · all sources

Market overview

TURTONS CREEK 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
Consistent annual growth of 6.2%
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

$1,035/wk

$46k taxable p.a.

Renters

18.6%

75.9% owner-occupier

Median age

58.0 yrs

Unemployment

5.5%

Population growth

+1.4% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

86%

2% apartments

Degree qualified

21.3%

bachelor's or higher (ABS)

Work from home

10.8%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.6%

Mostly long-term tenants

Market activity

Distance to CBD

191.2 km

Regional

Days on market

57 days

Slower market

Auction clearance

30.2%

Buyer's market

Walkability

21 / 100

Some errands walkable

Coastal proximity

44.6 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

119/km²

Low density

Schools in postcode 3960

🏫1 Primary🎓2 Secondary

ACARA 2025

🏫Primary (1)

Foster Primary School

Government · Yrs Prep-6

ICSEA 985

🎓Secondary (2)

Foster Secondary College

Government · Yrs 7-12

ICSEA 1006

Corner Inlet College

Independent · Yrs 7-8

ICSEA 973

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

100/ 100

3.4 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

988ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

12/ 100

🚆 0 train🚌 4 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

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 TURTONS CREEK

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