VIC3885· Pop. 1,876East Gippsland

WULGULMERANG EAST

EstablishedSteady performer with reliable demand and moderate capital growth

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

2.5%

rent real · price estimated

Annual growth

3.3%

modelled estimate

Vacancy rate

2.6%

modelled estimate

AI insights for WULGULMERANG EAST

Investment analysis, risks & comparisons

PREMIUM

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

Median rent

$230/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+0.6%

annual shift

Yield × growth index

2.9

combined signal

Net yield (est.)

6.03%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.4%

est. compound, long-run avg

10-yr growth (CAGR)

+3.5%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

0.3%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$345k

2021

$285k

2022

$455k

2023

$470k

Market overview

WULGULMERANG EAST 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 2.5% 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

$1,241/wk

$43k taxable p.a.

Renters

11.6%

84.2% owner-occupier

Median age

47.0 yrs

Unemployment

6.6%

Population growth

+1.2% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

91%

1% apartments

Degree qualified

22.4%

bachelor's or higher (ABS)

Work from home

10.6%

of employed residents (ABS Census)

Median lot size

1.1 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.8%

Mostly long-term tenants

Market activity

Distance to CBD

284.1 km

Regional

Days on market

60 days

Slower market

Auction clearance

29.1%

Buyer's market

Walkability

22 / 100

Some errands walkable

Coastal proximity

165.7 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

126/km²

Low density

Schools in postcode 3885

🏫3 Primary

ACARA 2025

🏫Primary (3)

Buchan Primary School

Government · Yrs Prep-6

ICSEA 1017

Tambo Upper Primary School

Government · Yrs Prep-6

ICSEA 1001

Bruthen Primary School

Government · Yrs Prep-6

ICSEA 994

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

3.3 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Average

1004ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

28/ 100

🚆 1 train🚌 3 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

Fetching live data…

Location

Properties in WULGULMERANG EAST

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