VIC3216· Pop. 4,956Greater Geelong

WAURN PONDS

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability 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

Real

$762,500

VIC Gov · 2025

Rent yield

Real

2.5%

computed from govt data

Annual growth

Real

-4.0%

annualised from govt data

Vacancy rate

Est.

2.4%

modelled estimate

AI insights for WAURN PONDS

Investment analysis, risks & comparisons

PREMIUM

WAURN PONDS 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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A shareable, printable analysis of WAURN PONDS — investment outlook, liveability, risks & who it suits.

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WAURN PONDS vs NEWTOWN WAURN PONDS vs KINGSVILLE WEST WAURN PONDS vs NORONG CENTRAL WAURN PONDS vs SCOTSMANS LEAD WAURN PONDS vs INKERMAN WAURN PONDS vs THALOO

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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

$360/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.5%

annual shift

Yield × growth index

-0.7

combined signal

Net yield (est.)

5.51%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.6%

est. compound, long-run avg

10-yr growth (CAGR)

+6.0%

est. compound, long-run avg

Rental demand

53 / 100

Moderate demand

Supply pipeline

Est.

0.9%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$671k

2021

$728k

2022

$802k

2023

$827k

2025

$763k

Source: VIC Gov · 2025 · all sources

Market overview

WAURN PONDS is a VIC suburb offering lower rental yield and moderate 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 2.5% 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

$1,724/wk

$48k taxable p.a.

Renters

26.0%

70.4% owner-occupier

Median age

38.0 yrs

Unemployment

4.2%

Population growth

+1.5% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

77%

7% apartments

Degree qualified

14.6%

bachelor's or higher (ABS)

Work from home

13.1%

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

0.8%

Mostly long-term tenants

Market activity

Distance to CBD

71.0 km

Regional

Days on market

42 days

Normal turnover

Auction clearance

41.8%

Buyer's market

Walkability

13 / 100

Car-dependent

Coastal proximity

27.7 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

51/km²

Rural / semi-rural

Schools in postcode 3216

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

ACARA 2025

🏫Primary (13)

Highton Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1121(89%)

359 students14:1 student–teacher52% girls49% top SEA quarter

Belmont Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1112(87%)

301 students15:1 student–teacher50% girls44% top SEA quarter

Montpellier Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1101(85%)

563 students16:1 student–teacher50% girls38% top SEA quarter

Clairvaux Catholic School

Catholic · Yrs Prep-6 · Major Cities

ICSEA 1095(83%)

631 students16:1 student–teacher48% girls34% top SEA quarter

Freshwater Creek Steiner School

Independent · Yrs Prep-6 · Inner Regional

ICSEA 1094(83%)

144 students11:1 student–teacher51% girls41% top SEA quarter

Bellaire Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1094(83%)

623 students14:1 student–teacher47% girls37% top SEA quarter

Roslyn Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1082(79%)

249 students15:1 student–teacher50% girls34% top SEA quarter

Nazareth School

Catholic · Yrs Prep-6 · Major Cities

ICSEA 1076(77%)

367 students14:1 student–teacher52% girls28% top SEA quarter

Grovedale West Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1026(58%)

324 students11:1 student–teacher50% girls17% top SEA quarter

Oberon Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1024(57%)

224 students13:1 student–teacher48% girls17% top SEA quarter

Grovedale Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1009(51%)

343 students14:1 student–teacher47% girls11% top SEA quarter

Mandama Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 1008(51%)

352 students13:1 student–teacher55% girls10% top SEA quarter

Wangala Primary School

Government · Yrs Prep-6 · Major Cities

ICSEA 986(40%)

99 students9:1 student–teacher41% girls13% top SEA quarter

🎓Secondary (2)

Belmont High School

Government · Yrs 7-12 · Major Cities

ICSEA 1053(70%)

1,291 students13:1 student–teacher45% girls24% top SEA quarter

Grovedale College

Government · Yrs 7-12 · Major Cities

ICSEA 996(45%)

693 students10:1 student–teacher45% girls9% top SEA quarter

📚Combined (2)

Christian College Geelong

Independent · Yrs Prep-12 · Major Cities

ICSEA 1098(84%)

1,908 students9:1 student–teacher47% girls38% top SEA quarter

Geelong English Language School

Government · Yrs Prep-10 · Major Cities

ICSEA 884(8%)

95 students3:1 student–teacher53% girls3% top SEA quarter

⭐Special (1)

Barwon Valley School

Government · Yrs U · Major Cities

ICSEA 1004(49%)

161 students4:1 student–teacher33% girls17% top SEA quarter

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

70/ 100

6.7 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1048ICSEA · national avg 1000

18 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 100

🚆 0 train🚌 5 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

low

Coastal exposure + state climate

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Location

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