StratMap Screens: Lower-priced markets screen (2026 Q3)

Report period: September to December 2026. Enterprise-level data, valid to 31 December 2026. A new report is due in January 2027.

Data screen edition. General information, not a recommendation. The ranking below is a machine pass over the evidence. James reviews, reorders, and writes the strategist view before an edition is published.

How to read this report. Rankings apply a disclosed arithmetic rule to historical data. They are not recommendations to buy anywhere and do not consider your situation. Each market card carries its headline numbers, a radar of the six scores and a table of the suburbs inside its buy band. Every number states its source and period, and the ranking is the same disclosed math on every card.

Every price band on one line

Each bar is that market's middle-half price band. Click a bar to jump to its card.

#1Bendigo

#2Wellington

#3Campaspe Shire

#4Colac Otway Shire

#5Shepparton

#6Mildura

#7Hume

#8Latrobe City

$495k$1.04m

How these were picked: the six questions and the scoring

Each market is scored on six questions. Every question is a number from the report grid; every value carries its source and period, and the rail call-outs list theirs under Sources and detail.

How many suburbs a working budget reaches. We count ladder suburbs with a house median at or under $900,000, the budget band most of our clients buy in.
What yield the price band pays. The median gross house yield across the middle of each ladder (the P25 to P75 price slice).
Growth pattern. A low 5 year average with positive 1 year momentum scores higher than a big 5 year number that is already banked.
How tight rentals are. The median house vacancy rate across the ladder.
The shape of the local economy. Gross regional product and the unemployment rate.
How deep the market is. Suburb count and 12 month house sales volume.

This edition only admits LGAs where at least three suburbs have a house median at or under $650,000 and the typical gross yield across those suburbs is 4.2 percent or higher. Ranking inside the edition uses the same six questions.

Each question is scaled 0 to 1 across the 36-LGA corpus and the six scores are averaged with equal weight. The rank is that average, highest first. The profitable-sales figure is shown where captured but not scored, because only 8 of the 36 markets carry it.

This edition draws from the full tracked corpus, screened for depth under $650,000 at 4.2%+ yield.

Markets

Bendigo

VIC

six question
score / 10

$635,000 to $885,000

price band screened

3.86%

yield in band

1.63%

vacancy

3,331

sales 12m

7.81%

house growth

1yr median

Demand and supply

1.0%

Population growth

yr to Jun 2025

900

Dwelling approvals

yr to Jun 2025

0.59

New households per dwelling approval

implied, yr to Jun 2025

Investment and jobs

$97M

Council capital works

budget 2026-27

$133M

Galkangu Bendigo GovHub

opened 2023

6,000

Employment precinct

jobs expected (state)

Sources and detail

House growth 1yr median 7.81%, 5yr average 5.44% a year HtAG API snapshot 31 October 2026
Population growth 126,568 residents, year to Jun 2025 ABS
Dwelling approvals year to Jun 2025; 7.1 per 1,000 residents (computed); year to Jun 2021: 1,284 ABS · population
New households per dwelling approval about 531 new households (1,275 new residents at 2.4 people per household, Census 2021) against 900 dwelling approvals; computed ABS population · ABS household size · ABS approvals
Council capital works 2026-27 budget City of Greater Bendigo
Galkangu Bendigo GovHub Victorian Government, opened 1 Sep 2023 Victorian Government
Employment precinct jobs expected, around 6,000 per the Victorian Government; council's advocacy page gives 3,000 direct Victorian Government · City of Greater Bendigo · City of Greater Bendigo, Advocacy priorities

Why Bendigo is moving

Population up 1.0% in the year to June 2025, median weekly household income up 22% nominal (2016 to 2021), a $97M council capital works budget for 2026-27, and a regional employment precinct the Victorian Government expects to create around 6,000 jobs.

Demand against supply, year to June 2025

Implied new households531
Dwelling approvals900
Households per approval0.59

1,275 new residents at 2.4 people per household. Dwelling approvals ran ahead of implied new households, a pattern that tends to ease competition for homes (a general pattern, not a forecast).

Read moreShow less23 sourced points across 6 topics

Demand against supply, in numbers

1,275new residents

2.4people per household

531new households (implied)

900dwelling approvals

0.59per dwelling approval

Reading it: a ratio of 1.05 or more means implied new households ran ahead of dwelling approvals; 0.95 or less means approvals ran ahead; anything between is described as roughly level. New households are implied (new residents divided by the 2021 Census household size), approvals are permits rather than completed homes, and one year is a single reading. The "why it matters" lines describe how markets tend to work in general; they are not a forecast for this market.

People and growth

Why it matters: More residents mean more households needing homes. Where dwelling approvals do not keep pace with new households, competition for homes and rentals tends to rise.

ABS estimated Greater Bendigo's resident population at 126,568 on 30 June 2025, up 1,275 people (1.0%) from 125,293 a year earlier. ABS Regional Population 2024-25 (Estimated Resident Population by local government area, 2025 edition) · 30 June 2025
ABS components show net internal migration of 423 and net overseas migration of 402 for the year to June 2025, down from 516 and 586 for the year to June 2024. ABS Data by Region, local government area (migration components) · Years ended 30 June 2024 and 30 June 2025
ABS recorded total dwelling units approved in Greater Bendigo of 1,284 in the year ended June 2021, then 1,043 (2022), 678 (2023), 738 (2024) and 900 (2025), each a year ended 30 June. ABS Data by Region, local government area (building approvals) · Years ended 30 June 2021 to 2025

Jobs and industry

Why it matters: More local jobs can draw workers who want to live nearby, though many residents work elsewhere. A job base spread across several industries depends less on any single employer.

The Bendigo Regional Employment Precinct, 294 hectares south of Marong, is expected to create around 6,000 jobs per the Victorian Government. Council's precinct page describes 6,000 direct and indirect jobs, while its advocacy page gives 3,000 direct jobs (1,150 in stage 1). A draft planning amendment was open for consultation to 13 February 2026. Premier of Victoria, Bendigo jobs precinct media release, City of Greater Bendigo, Bendigo Regional Employment Precinct, City of Greater Bendigo, Advocacy priorities · 2 December 2025 (state release); council pages current October 2026
At the 2021 Census the largest industries for employed Greater Bendigo residents were health care and social assistance (10,759), retail (5,543), construction (5,334), education (4,887) and manufacturing (4,706). ABS Census 2021 G54 Industry of employment, Greater Bendigo · 2021 Census, place of usual residence
Bendigo Health reports around 5,400 staff and a 778-bed service, with a catchment area covering a quarter of the size of Victoria. Bendigo Health, About us · Current October 2026

More evidence (2)

The City of Greater Bendigo states a Gross Annual Regional Product of $10.4 billion in 2021 and describes Bendigo as the third largest concentrated economic base in Victoria. City of Greater Bendigo, Our region · 2021 (council website)
At the 2021 Census the largest industry sub-class for Greater Bendigo residents was Hospitals (4,387 people, 7.8%), then Other Social Assistance Services (1,814) and Supermarket and Grocery Stores (1,570). ABS Census 2021 QuickStats, Greater Bendigo · 2021 Census

Infrastructure and investment

Why it matters: Hospitals, rail, roads, schools and employment precincts can widen the pool of people who live in and travel to an area, which tends to add to housing demand. Delivered, funded and proposed projects carry different certainty.

The Premier of Victoria states that the Bendigo Health precinct transformation was declared complete on 22 May 2026 with a new green space, that the $63.5M Clinical Services Campus opened in 2024, and that it builds on the $630M Bendigo Hospital redevelopment opened in 2018. Premier of Victoria, Bendigo Health precinct media release · 22 May 2026
The Premier of Victoria states that Galkangu Bendigo GovHub opened on 1 September 2023, backed by a $133M Victorian Government investment, and that the project created more than 200 jobs during construction. Premier of Victoria, Galkangu Bendigo GovHub media release · 1 September 2023 (opening)
The Bendigo Art Gallery redevelopment is a $45M project including $21M from the Victorian Government; the gallery is scheduled to reopen in early 2028. City of Greater Bendigo, Bendigo Art Gallery redevelopment · Current October 2026

More evidence (1)

Greater Bendigo Council's 2026-27 budget, released 16 June 2026, includes $97M of capital works, including $47.9M for buildings, $13.3M for roads, $8.5M for pathways and $9.9M for parks and open space. City of Greater Bendigo, 2026-27 budget announcement · FY2026-27 (council release dated 16 June 2026)

Socio-economic profile

Why it matters: When household incomes rise, buyers can bid higher for the same homes, which tends to lift prices where supply is limited. Median figures show the middle of the market, not the spread.

Median weekly household income in Greater Bendigo rose from $1,184 at the 2016 Census to $1,448 at the 2021 Census, an increase of 22% in nominal dollars. ABS Census 2021 QuickStats, Greater Bendigo, ABS Census 2016 QuickStats, Greater Bendigo · 2016 and 2021 Census
ABS Socio-Economic Indexes for Areas 2021 gives Greater Bendigo an Index of Relative Socio-economic Advantage and Disadvantage score of 959.06, decile 6 nationally and decile 4 among Victorian LGAs, where decile 1 is the most disadvantaged. ABS SEIFA 2021 by local government area (ABS geo service) · SEIFA 2021 (2021 Census base)
ABS Socio-Economic Indexes for Areas 2021 Index of Education and Occupation for Greater Bendigo is 964.47, national decile 7 and Victorian decile 5. ABS SEIFA 2021 by local government area (ABS geo service) · SEIFA 2021 (2021 Census base)

More evidence (3)

At 30 June 2024 Greater Bendigo's median age was 40.2 years and 61.3% of residents were of working age (15 to 64 years). ABS Data by Region, local government area (population age profile) · 30 June 2024
At the 2021 Census 26.9% of occupied private dwellings in Greater Bendigo were rented, 34.7% were owned outright and 35.8% were owned with a mortgage. ABS Census 2021 QuickStats, Greater Bendigo · 2021 Census
At the 2021 Census the average household in Greater Bendigo had 2.4 people. ABS Census 2021 QuickStats, Greater Bendigo · 2021 Census

Renewal and neighbourhood change

Why it matters: Where an area shifts towards higher-skilled work and renewed town centres, who buys and what they pay can change, a pattern sometimes called gentrification. These items show the evidence on file, not a verdict.

Professionals rose from 20.1% of employed residents at the 2016 Census to 21.4% (12,043 people) at the 2021 Census, while technicians and trades workers eased from 14.5% to 13.9%. ABS Census 2021 QuickStats, Greater Bendigo, ABS Census 2016 QuickStats, Greater Bendigo · 2016 and 2021 Census
The Bendigo Low Line (4.4 km along the Bendigo Creek channel) has stage 1 funding of a $5M Victorian Government grant plus over $2M from council. Council lists stage 1 completion for 2026 and also describes stage 1 as 'due to commence in 2025'. City of Greater Bendigo, Bendigo Low Line · Stage 1 completion expected 2026; current October 2026

Caveats and source conflicts

Why it matters: Funding gaps, conflicting sources and dated pages are the places where the evidence is thinner than the headline.

Council's 2026 state election advocacy material lists $27M sought from the Victorian Government for the Bendigo Regional Employment Precinct and says under seven years of industrial land supply is left (its precinct page says under 10 years, see below). City of Greater Bendigo, Advocacy priorities · 2026 advocacy document
Council's precinct page states under 100 hectares of serviced industrial land, under 10 years of supply, remains in Greater Bendigo (its 2026 advocacy material says under seven years), and the precinct's first stage is expected by about 2032. City of Greater Bendigo, Bendigo Regional Employment Precinct · Current October 2026
The council website cites about 125,805 residents, matching the ABS 2024 edition for June 2024. The ABS 2025 edition revised the June 2024 estimate to 125,293. ABS Estimated Resident Population by local government area (2025 edition) and City of Greater Bendigo, Our region · 30 June 2024 (ABS 2025 edition revision)

Every item links to its source page; periods as labelled. The overview line and the demand against supply figures restate or compute from these items. Sources: Australian Bureau of Statistics (ABS), .id (informed decisions), and council, state and federal government pages, with public health and university sites where named. Compiled 5 October 2026.

At a glance

Under $900,00031 of 41 ladder suburbs
House growth, 5yr average5.44% a year
Suburbs in the price band5, house medians $648,381 to $870,111
Weekly rent, those suburbs$510 to $585
Strongest and weakest scorePrice vs reference budget 10, Economy 5

HtAG API snapshot 31 October 2026

Open the Bendigo LGA report

Price vs reference budget 10
Yield 7.1
Timing 6.5
Rentals 7.2
Economy 5
Depth 5.5

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

The market plumbing behind the headline numbers, read from the same council record. Each figure is shown against HtAG's published cut points where it has them; a figure the source does not carry is not drawn.

Supply and demand now

Vacancy

1.19%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

41days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.24%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

1.8months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+98.5%

Total change in the typical house price.

House rent, 10 years

+78.1%

Total change in the median house rent.

Growth pattern deviation, 5 year

-5.0%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+3.8% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

67/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

6/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

6/ 10

HtAG volatility index for the house market.

Years of income to own

38.7years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

121,470

ABS Census 2021 count.

Median age

40years

ABS Census 2021.

Household income, weekly

$1,448

ABS Census 2021 median.

Rent, weekly (Census)

$295

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 34.7% (16,172) Owned with a mortgage 35.8% (16,683) Rented 26.9% (12,514) Other tenure or not stated 1.3% (589)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 13 suburbs at or under $650,000; typical yield across them 4.41%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
31 of 41 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.86% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 7.81% 5yr average 5.44% HtAG API snapshot 31 October 2026	1.63% median 41 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	41 suburbs 3,331 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
West Bendigo	$648,381	4.69%	3.45%	$585	20.33%
Kennington	$678,208	3.91%	0.81%	$510	4.72%
Epsom	$725,843	4.13%	2.43%	$577	12.89%
Strathdale	$793,034	3.54%	1.49%	$540	4.84%
Maiden Gully	$870,111	3.42%	1.81%	$572	5.11%

13 suburbs sit at or under $650,000 with a typical yield of 4.41% across them, 1yr growth median 7.81% against a 5yr average of 5.44%, vacancy median 1.63%.

Wellington

VIC

six question
score / 10

$505,000 to $725,000

price band screened

4.03%

yield in band

1.58%

vacancy

1,438

sales 12m

2.83%

house growth

1yr median

Sources and detail

House growth 1yr median 2.83%, 5yr average 4.8% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00024 of 28 ladder suburbs
House growth, 5yr average4.8% a year
Suburbs in the price band5, house medians $509,752 to $720,523
Weekly rent, those suburbs$378 to $465
Strongest and weakest scoreYield 8, Depth 3.5

HtAG API snapshot 31 October 2026

Open the Wellington LGA report

Price vs reference budget 7.7
Yield 8
Timing 5.3
Rentals 7.4
Economy 5
Depth 3.5

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

1.13%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

58days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.30%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

3.5months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+79.6%

Total change in the typical house price.

House rent, 10 years

+70.1%

Total change in the median house rent.

Growth pattern deviation, 5 year

+0.5%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+3.0% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

94/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

5/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

7/ 10

HtAG volatility index for the house market.

Years of income to own

42.0years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

45,639

ABS Census 2021 count.

Median age

44years

ABS Census 2021.

Household income, weekly

$1,272

ABS Census 2021 median.

Rent, weekly (Census)

$260

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 42.3% (7,410) Owned with a mortgage 32.9% (5,774) Rented 20.6% (3,620) Other tenure or not stated 2.3% (404)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 19 suburbs at or under $650,000; typical yield across them 4.37%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
24 of 28 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	4.03% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 2.83% 5yr average 4.8% HtAG API snapshot 31 October 2026	1.58% median 28 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	28 suburbs 1,438 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Coongulla	$509,752	3.86%	2.7%	$378	-5.26%
Briagolong	$557,232	3.67%	1.56%	$393	-1.26%
Maffra	$571,841	4.23%	0.78%	$465	5.68%
Cowwarr	$622,649	3.67%	6.25%	$440	3.04%
Toongabbie	$720,523	3.32%	5.88%	$460	16.12%

19 suburbs sit at or under $650,000 with a typical yield of 4.37% across them, 1yr growth median 2.83% against a 5yr average of 4.8%, vacancy median 1.58%.

Campaspe Shire

VIC

six question
score / 10

$495,000 to $900,000

price band screened

4.06%

yield in band

0.89%

vacancy

711

sales 12m

1.05%

house growth

1yr median

Sources and detail

House growth 1yr median 1.05%, 5yr average 5.55% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00012 of 17 ladder suburbs
House growth, 5yr average5.55% a year
Suburbs in the price band5, house medians $523,597 to $844,849
Weekly rent, those suburbs$409 to $556
Strongest and weakest scoreRentals 10, Depth 1.8

HtAG API snapshot 31 October 2026

Open the Campaspe Shire LGA report

Price vs reference budget 3.9
Yield 8.2
Timing 4.6
Rentals 10
Economy 5
Depth 1.8

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

0.66%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

61days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.29%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

2.8months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+86.3%

Total change in the typical house price.

House rent, 10 years

+94.2%

Total change in the median house rent.

Growth pattern deviation, 5 year

-0.9%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+2.1% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

82/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

4/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

7/ 10

HtAG volatility index for the house market.

Years of income to own

36.3years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

38,735

ABS Census 2021 count.

Median age

47years

ABS Census 2021.

Household income, weekly

$1,264

ABS Census 2021 median.

Rent, weekly (Census)

$250

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 41.7% (6,281) Owned with a mortgage 31.6% (4,764) Rented 22% (3,316) Other tenure or not stated 2.4% (360)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 8 suburbs at or under $650,000; typical yield across them 4.82%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
12 of 17 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	4.06% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 1.05% 5yr average 5.55% HtAG API snapshot 31 October 2026	0.89% median 17 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	17 suburbs 711 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Tongala	$523,597	4.06%	0.46%	$409	0.49%
Echuca	$628,895	4.6%	0.89%	$556	3.15%
Waranga Shores	$654,815	3.65%	4.35%	$460	-0.22%
Colbinabbin	$731,700	n/a	0%	n/a	n/a
Bamawm	$844,849	n/a	2.78%	n/a	n/a

8 suburbs sit at or under $650,000 with a typical yield of 4.82% across them, 1yr growth median 1.05% against a 5yr average of 5.55%, vacancy median 0.89%.

Colac Otway Shire

VIC

six question
score / 10

$590,000 to $875,000

price band screened

3.8%

yield in band

1.38%

vacancy

629

sales 12m

1.12%

house growth

1yr median

Sources and detail

House growth 1yr median 1.12%, 5yr average -0.4% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00011 of 14 ladder suburbs
House growth, 5yr average-0.4% a year
Suburbs in the price band5, house medians $649,843 to $803,067
Weekly rent, those suburbs$492 to $620
Strongest and weakest scoreRentals 8.1, Depth 1.5

HtAG API snapshot 31 October 2026

Open the Colac Otway Shire LGA report

Price vs reference budget 3.5
Yield 6.8
Timing 6.3
Rentals 8.1
Economy 5
Depth 1.5

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

0.57%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

28days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.32%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

3.1months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+62.4%

Total change in the typical house price.

House rent, 10 years

+74.1%

Total change in the median house rent.

Growth pattern deviation, 5 year

-36.5%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+3.6% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

92/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

4/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

7/ 10

HtAG volatility index for the house market.

Years of income to own

34.5years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

22,423

ABS Census 2021 count.

Median age

45years

ABS Census 2021.

Household income, weekly

$1,277

ABS Census 2021 median.

Rent, weekly (Census)

$265

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 43.2% (3,819) Owned with a mortgage 31.3% (2,773) Rented 21.3% (1,889) Other tenure or not stated 2% (181)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 5 suburbs at or under $650,000; typical yield across them 4.96%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
11 of 14 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.8% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 1.12% 5yr average -0.4% HtAG API snapshot 31 October 2026	1.38% median 14 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	14 suburbs 629 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Barongarook	$649,843	4.96%	11.11%	$620	0.16%
Elliminyt	$667,306	3.98%	1.72%	$511	5.57%
Winchelsea	$673,209	3.8%	0.58%	$492	4.23%
Colac East	$796,179	n/a	1.04%	n/a	n/a
Apollo Bay	$803,067	3.46%	0.64%	$534	-2.38%

5 suburbs sit at or under $650,000 with a typical yield of 4.96% across them, 1yr growth median 1.12% against a 5yr average of -0.4%, vacancy median 1.38%.

Shepparton

VIC

six question
score / 10

$590,000 to $850,000

price band screened

4.21%

yield in band

2.68%

vacancy

1,899

sales 12m

6.58%

house growth

1yr median

Sources and detail

House growth 1yr median 6.58%, 5yr average 7.86% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00015 of 20 ladder suburbs
House growth, 5yr average7.86% a year
Suburbs in the price band5, house medians $597,978 to $824,568
Weekly rent, those suburbs$440 to $623
Strongest and weakest scoreYield 9, Rentals 3.2

HtAG API snapshot 31 October 2026

Open the Shepparton LGA report

Price vs reference budget 4.8
Yield 9
Timing 5.5
Rentals 3.2
Economy 5
Depth 3.5

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

1.17%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

47days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.19%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

1.7months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+102.0%

Total change in the typical house price.

House rent, 10 years

+74.3%

Total change in the median house rent.

Growth pattern deviation, 5 year

+20.3%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+3.8% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

40/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

4/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

6/ 10

HtAG volatility index for the house market.

Years of income to own

31.1years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

68,409

ABS Census 2021 count.

Median age

39years

ABS Census 2021.

Household income, weekly

$1,400

ABS Census 2021 median.

Rent, weekly (Census)

$260

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 34.3% (8,516) Owned with a mortgage 33.3% (8,264) Rented 27.8% (6,899) Other tenure or not stated 2.2% (552)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 9 suburbs at or under $650,000; typical yield across them 4.31%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
15 of 20 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	4.21% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 6.58% 5yr average 7.86% HtAG API snapshot 31 October 2026	2.68% median 20 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	20 suburbs 1,899 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Kyabram	$597,978	4.31%	0.2%	$496	8.71%
Tatura	$613,195	4.05%	1.01%	$477	2.36%
Orrvale	$688,318	4.23%	3.12%	$560	0.36%
Kialla	$742,650	4.36%	1.17%	$623	1.79%
Toolamba	$824,568	2.77%	2.13%	$440	16.05%

9 suburbs sit at or under $650,000 with a typical yield of 4.31% across them, 1yr growth median 6.58% against a 5yr average of 7.86%, vacancy median 2.68%.

Mildura

VIC

six question
score / 10

$550,000 to $715,000

price band screened

3.97%

yield in band

2.07%

vacancy

1,774

sales 12m

6.25%

house growth

1yr median

Sources and detail

House growth 1yr median 6.25%, 5yr average 7.7% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00013 of 14 ladder suburbs
House growth, 5yr average7.7% a year
Suburbs in the price band5, house medians $562,108 to $697,482
Weekly rent, those suburbs$447 to $502
Strongest and weakest scoreYield 7.7, Depth 3.1

HtAG API snapshot 31 October 2026

Open the Mildura LGA report

Price vs reference budget 4.2
Yield 7.7
Timing 5.4
Rentals 5.5
Economy 5
Depth 3.1

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

1.91%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

40days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.30%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

1.7months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+112.4%

Total change in the typical house price.

House rent, 10 years

+67.9%

Total change in the median house rent.

Growth pattern deviation, 5 year

+16.2%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+5.2% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

84/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

3/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

5/ 10

HtAG volatility index for the house market.

Years of income to own

31.3years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

56,972

ABS Census 2021 count.

Median age

40years

ABS Census 2021.

Household income, weekly

$1,341

ABS Census 2021 median.

Rent, weekly (Census)

$265

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 33.3% (7,085) Owned with a mortgage 32.1% (6,840) Rented 29.8% (6,347) Other tenure or not stated 2.4% (511)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 9 suburbs at or under $650,000; typical yield across them 4.32%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
13 of 14 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.97% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 6.25% 5yr average 7.7% HtAG API snapshot 31 October 2026	2.07% median 14 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	14 suburbs 1,774 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Yelta	$562,108	n/a	12.5%	n/a	n/a
Cardross	$595,609	3.9%	2.44%	$447	13.13%
Merbein South	$608,582	n/a	5%	n/a	n/a
Mildura	$646,341	4.04%	2.1%	$502	3.5%
Cabarita	$697,482	n/a	7.14%	n/a	n/a

9 suburbs sit at or under $650,000 with a typical yield of 4.32% across them, 1yr growth median 6.25% against a 5yr average of 7.7%, vacancy median 2.07%.

Hume

VIC

six question
score / 10

$700,000 to $1,045,000

price band screened

3.48%

yield in band

1.96%

vacancy

6,102

sales 12m

3.63%

house growth

1yr median

Sources and detail

House growth 1yr median 3.63%, 5yr average 3.76% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00012 of 18 ladder suburbs
House growth, 5yr average3.76% a year
Suburbs in the price band5, house medians $718,372 to $824,086
Weekly rent, those suburbs$509 to $566
Strongest and weakest scoreRentals 5.9, Price vs reference budget 3.9

HtAG API snapshot 31 October 2026

Open the Hume LGA report

Price vs reference budget 3.9
Yield 4.9
Timing 5.8
Rentals 5.9
Economy 5
Depth 5.2

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

2.80%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

32days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.33%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

2.4months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+99.0%

Total change in the typical house price.

House rent, 10 years

+51.7%

Total change in the median house rent.

Growth pattern deviation, 5 year

-11.7%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+1.6% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

99/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

5/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

4/ 10

HtAG volatility index for the house market.

Years of income to own

43.6years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

243,901

ABS Census 2021 count.

Median age

33years

ABS Census 2021.

Household income, weekly

$1,703

ABS Census 2021 median.

Rent, weekly (Census)

$369

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 24.5% (18,528) Owned with a mortgage 47.4% (35,925) Rented 25.2% (19,067) Other tenure or not stated 1.2% (874)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 3 suburbs at or under $650,000; typical yield across them 4.38%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
12 of 18 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.48% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 3.63% 5yr average 3.76% HtAG API snapshot 31 October 2026	1.96% median 18 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	18 suburbs 6,102 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Meadow Heights	$718,372	3.76%	1.7%	$519	-2.26%
Craigieburn	$726,492	3.73%	3.01%	$521	0.58%
Sunbury	$784,819	3.37%	3.25%	$509	0.2%
Gladstone Park	$822,741	3.58%	1.23%	$566	2.91%
Roxburgh Park	$824,086	3.35%	2.1%	$531	0.38%

3 suburbs sit at or under $650,000 with a typical yield of 4.38% across them, 1yr growth median 3.63% against a 5yr average of 3.76%, vacancy median 1.96%.

Latrobe City

VIC

six question
score / 10

$570,000 to $980,000

price band screened

3.66%

yield in band

2.18%

vacancy

2,732

sales 12m

13.68%

house growth

1yr median

Sources and detail

House growth 1yr median 13.68%, 5yr average 7.65% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,0009 of 16 ladder suburbs
House growth, 5yr average7.65% a year
Suburbs in the price band5, house medians $571,696 to $969,451
Weekly rent, those suburbs$386 to $700
Strongest and weakest scoreTiming 7.4, Price vs reference budget 2.9

HtAG API snapshot 31 October 2026

Open the Latrobe City LGA report

Price vs reference budget 2.9
Yield 6
Timing 7.4
Rentals 5.1
Economy 5
Depth 3.8

The six questions, scored 0 to 10 against every tracked market.

Where this market sits

Supply and demand now

Vacancy

1.84%

Under 1%1 to 3.5%Over 3.5%

Share of rental stock empty. HtAG cut points: under 1% is its tight band.

Days on market

42days

Under 3535 to 90Over 90

Typical days a house takes to sell. HtAG cut points: under 35 is its fast band.

Stock on market

0.34%

Under 0.4%0.4 to 1.3%Over 1.3%

New listings as a share of dwellings. HtAG cut points: under 0.4% is its thin band.

Inventory

2.0months

Under 22 to 4Over 4

Months of sales the current stock represents. The balanced-market reference is 3.0 months.

The growth cycle

House price, 10 years

+123.1%

Total change in the typical house price.

House rent, 10 years

+70.4%

Total change in the median house rent.

Growth pattern deviation, 5 year

+21.1%

Against its own long-run trend, 5 year average.

Rent growth, modelled

+2.4% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

95/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Bushfire safety

100/ 100

HtAG index, higher is safer. Property level overlays are checked at due diligence.

Economic diversity (EDI)

HtAG index of how spread the local economy is across industries.

Socio-economic decile (IRSAD)

2/ 10

ABS relative advantage and disadvantage, 10 is most advantaged.

Price volatility

7/ 10

HtAG volatility index for the house market.

Years of income to own

34.0years

A long-run trend line of median income against price, not a literal time to buy.

People

Residents

77,318

ABS Census 2021 count.

Median age

42years

ABS Census 2021.

Household income, weekly

$1,260

ABS Census 2021 median.

Rent, weekly (Census)

$236

ABS Census 2021 median; the market rent in the table above is HtAG's current reading.

Tenure, 2021 Census

Owned outright 37.4% (11,434) Owned with a mortgage 33.7% (10,327) Rented 25.4% (7,784) Other tenure or not stated 1.3% (407)

Source: HtAG API snapshot 31 October 2026; ABS Census 2021.

How to read this market

Cheapies screen: 7 suburbs at or under $650,000; typical yield across them 4.22%. HtAG API snapshot 31 October 2026

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
9 of 16 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.66% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 13.68% 5yr average 7.65% HtAG API snapshot 31 October 2026	2.18% median 16 suburbs with data HtAG API snapshot 31 October 2026	GRP not captured unemployment not captured profitable sales: not captured for this LGA HtAG API snapshot 31 October 2026	16 suburbs 2,732 house sales, 12 months HtAG API snapshot 31 October 2026

In-band suburbs (inside the price band). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Churchill	$571,696	4.14%	2.07%	$455	2.47%
Yinnar	$642,838	3.66%	1.06%	$452	1.12%
Jeeralang Junction	$851,360	n/a	7.69%	n/a	n/a
Tyers	$901,637	4.04%	5.56%	$700	0.72%
Callignee	$969,451	2.07%	8.33%	$386	6.63%

7 suburbs sit at or under $650,000 with a typical yield of 4.22% across them, 1yr growth median 13.68% against a 5yr average of 7.65%, vacancy median 2.18%.

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This report is built on HtAG Analytics data. We use AI to help collate it and to produce the report, and the figures are calculated from the data. If anything looks off to you, tell us and we will double check it.

Data sourced from HtAG Analytics

James Thompson
Licensed Buyers Agent
Rethink Residential
Reviewing strategist for the StratMap screen editions. This draft has not yet been reviewed.

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