StratMap Screens: Melbourne Metro: 5 markets by composite 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.

#1Brimbank

#2Hume

#3Casey

#4Whittlesea

#5Frankston

$700k$1.08m

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.

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 17 tracked Melbourne metro LGAs.

Markets

Brimbank

VIC

six question
score / 10

$775,000 to $980,000

price band screened

3.33%

yield in band

1.4%

vacancy

2,974

sales 12m

5.23%

house growth

1yr median

Sources and detail

House growth 1yr median 5.23%, 5yr average 2.2% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00013 of 22 ladder suburbs
House growth, 5yr average2.2% a year
Suburbs in the price band5, house medians $783,174 to $959,739
Weekly rent, those suburbs$515 to $631
Strongest and weakest scoreRentals 8.1, Yield 4.2

HtAG API snapshot 31 October 2026

Open the Brimbank LGA report

Price vs reference budget 4.2
Yield 4.2
Timing 6.7
Rentals 8.1
Economy 5
Depth 4.3

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

1.49%

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

31days

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

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

+48.2%

Total change in the typical house price.

House rent, 10 years

+57.8%

Total change in the median house rent.

Growth pattern deviation, 5 year

-20.6%

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

Rent growth, modelled

+2.2% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

90/ 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

3/ 10

HtAG volatility index for the house market.

Years of income to own

50.3years

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

People

Residents

194,618

ABS Census 2021 count.

Median age

37years

ABS Census 2021.

Household income, weekly

$1,506

ABS Census 2021 median.

Rent, weekly (Census)

$346

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

Tenure, 2021 Census

Owned outright 36.2% (23,130) Owned with a mortgage 33.2% (21,252) Rented 26.7% (17,067) Other tenure or not stated 1.7% (1,076)

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

How to read this market

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
13 of 22 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.33% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 5.23% 5yr average 2.2% HtAG API snapshot 31 October 2026	1.4% median 22 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	22 suburbs 2,974 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
Sydenham	$783,174	3.42%	1.67%	$515	2.18%
Derrimut	$842,740	3.63%	0.89%	$588	2.62%
Kealba	$850,729	3.25%	1.62%	$531	0.95%
Sunshine	$909,822	3.19%	1.45%	$558	6.27%
Brooklyn	$959,739	3.42%	1%	$631	6.24%

13 of 22 ladder suburbs sit at or under $900,000, in-band yield 3.33%, 1yr growth median 5.23% against a 5yr average of 2.2%, vacancy median 1.4%.

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

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%

12 of 18 ladder suburbs sit at or under $900,000, in-band yield 3.48%, 1yr growth median 3.63% against a 5yr average of 3.76%, vacancy median 1.96%.

Casey

VIC

six question
score / 10

$820,000 to $985,000

price band screened

3.36%

yield in band

2.23%

vacancy

7,878

sales 12m

3.53%

house growth

1yr median

Demand and supply

2.7%

Population growth

yr to Jun 2025

3,668

Dwelling approvals

yr to Jun 2025

0.94

New households per dwelling approval

implied, yr to Jun 2025

Investment and jobs

$136.5M

Council capital works

budget 2026/27

Almost $80M

Community and recreation facilities

council budget 2026/27

almost 70%

Working residents leaving Casey for work

council, 2020

Sources and detail

House growth 1yr median 3.53%, 5yr average 3.66% a year HtAG API snapshot 31 October 2026
Population growth 414,929 residents, year to Jun 2025 ABS
Dwelling approvals year to Jun 2025; 8.8 per 1,000 residents (computed); year to Jun 2021: 4,693 ABS · population
New households per dwelling approval about 3,458 new households (10,721 new residents at 3.1 people per household, Census 2021) against 3,668 dwelling approvals; computed ABS population · ABS household size · ABS approvals
Council capital works 2026/27 budget City of Casey
Community and recreation facilities almost $80 million in the council 2026/27 budget City of Casey
Working residents leaving Casey for work each day, council strategy 2020 City of Casey

Why Casey is moving

Population up 2.7% in the year to June 2025, median equivalised weekly household income up 22.3% (2016 to 2021 Censuses), a $688 million council budget for 2026/27, and almost 70% of working residents leaving Casey for work each day (council strategy, 2020).

Demand against supply, year to June 2025

Implied new households3,458
Dwelling approvals3,668
Households per approval0.94

10,721 new residents at 3.1 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 less28 sourced points across 6 topics

Demand against supply, in numbers

10,721new residents

3.1people per household

3,458new households (implied)

3,668dwelling approvals

0.94per 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.

Casey's estimated resident population was 414,929 at 30 June 2025, up 10,721 people (2.7%) from 404,208 a year earlier (ABS). ABS Estimated Resident Population by local government area (2025 edition) · 30 June 2025
Casey's Housing Strategy, adopted 19 February 2019, forecast about 549,190 residents by 2041. The forecast pre-dates the 2021 Census. City of Casey Housing Strategy page · Forecast to 2041; strategy adopted 19 February 2019
ABS building approvals for Casey were 4,693 dwelling units in the year to June 2021, 4,897 in 2022, 4,775 in 2023, 4,685 in 2024 and 3,668 in 2025. ABS Data by region, local government area building approvals · Years ended 30 June 2021 to 2025

More evidence (1)

ABS shows Casey net overseas migration of 4,382 in the year to June 2025, down from 7,336 in the year to June 2023, and net internal migration of 1,825 in the year to June 2025. ABS Data by region, local government area migration measures · Years ended 30 June 2025 and 2023

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 Croskell (Employment) Precinct Structure Plan was gazetted on 13 March 2026. It covers about 317 hectares and estimates up to 6,849 local jobs. City of Casey, Croskell (Employment) precinct page · PSP gazetted 13 March 2026
Victorian Planning Authority: the Casey Fields South (Employment) Precinct covers about 275 hectares and has a vision of more than 5,000 jobs. The plan package was submitted for Ministerial consideration. Victorian Planning Authority, Casey Fields South (Employment) and Devon Meadows · Public consultation closed 31 March 2025; current October 2026
2021 Census: of 173,556 employed Casey residents, 25,775 worked in health care and social assistance (the largest group), 19,983 in construction and 18,861 in manufacturing. ABS Census 2021 G54 Industry of employment, Casey local government area · 2021 Census

More evidence (3)

Casey's Activity Centre Strategy (version 1.1, adopted 1 September 2020) reports that almost 70% of working residents leave Casey for work each day. City of Casey Activity Centre Strategy page · Strategy version 1.1 adopted 1 September 2020
ABS counted 38,067 businesses in Casey at June 2025, of which 27,678 were non-employing. Employing businesses with 20 or more employees numbered 498. ABS Data by region, local government area business counts · 30 June 2025 (ABS Data by region)
Casey's Census unemployment rate was 7.2% in 2016 and 5.7% in 2021, with labour force participation at 64.2% and 65.2%. These are Census-date figures, not current rates. ABS Data by region, local government area labour force (Census) · 2016 and 2021 Censuses

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.

Victorian Budget 2026/27 includes $35 million to uplift Cranbourne Community Hospital, listed under its local hospital opening and operating measures. Victorian Budget 2026/27, local hospital measures · Victorian Budget 2026/27
Victorian Budget 2026/27 lists three Casey schools: Thompsons East Primary (interim name) for construction, Wulerrp Secondary College for further stages, Pattersons Road Secondary (interim name) for planning. Victorian Budget 2026/27, school infrastructure measures · Victorian Budget 2026/27
Council says the Thompsons Road and Berwick-Cranbourne Road intersection upgrade in Clyde North opened seven months ahead of schedule, replacing a roundabout with traffic lights. More than 47,000 vehicles use it daily. City of Casey news, Clyde North intersection upgrade completion · 30 September 2026 (status: complete)

More evidence (2)

Casey's 2026/27 Budget puts almost $80 million into new and upgraded community and recreation facilities, including Clyde North West Family and Community Centre, Cranbourne Hub and Doveton Pool in the Park. City of Casey, 2026/27 Budget news article · FY2026-27 (Council article updated 14 July 2026)
Casey's 2026/27 Budget is a $688 million total investment, including $551.5 million for essential services and a $136.5 million Capital Works Program. City of Casey, 2026/27 Budget news article · FY2026-27 (Council article updated 14 July 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.

Casey's median equivalised weekly household income rose from $842 at the 2016 Census to $1,030 at the 2021 Census, an increase of 22.3%. ABS Data by region, local government area household income (Census) · 2016 and 2021 Censuses
ABS Socio-Economic Indexes for Areas 2021 places Casey in decile 8 nationally on the Index of Relative Socio-economic Advantage and Disadvantage (score 986) and decile 7 on the Index of Relative Socio-economic Disadvantage. Decile 1 is the most disadvantaged and decile 10 the least. ABS SEIFA 2021 by Local Government Area · 2021 (SEIFA 2021, released 27 April 2023)
At the 2021 Census, 23.2% of Casey's 113,365 occupied private dwellings were rented (26,297), 51.3% were owned with a mortgage (58,123) and 22.5% were owned outright (25,543). ABS Census 2021 G37 Tenure and landlord type, Casey local government area · 2021 Census

More evidence (2)

At 30 June 2025, Casey's largest five-year age groups were 35 to 39 (35,396), 40 to 44 (34,205) and 30 to 34 (32,233) (ABS estimated resident population). ABS Estimated Resident Population by local government area, age (2025 edition) · 30 June 2025
At the 2021 Census the average household in Casey had 3.1 people. ABS Census 2021 QuickStats, Casey · 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.

Residents aged 15 and over holding a bachelor degree level or above were 16.6 per cent (38,314 people) at the 2016 Census and 22.0 per cent (61,966 people) at the 2021 Census, a rise of 5.4 percentage points. ABS Census 2016 QuickStats, Casey, ABS Census 2021 QuickStats, Casey · 2016 and 2021 Censuses
Casey's draft 2026/27 budget included $905,000 for streetscape upgrades across five shopping precincts: Spring Square, Lurline Street, Hotham Street, Hampton Park Shopping Centre, and Lyall Street and Laneway. City of Casey, draft Budget and Action Plan news article · Draft 2026/27 budget, exhibited 23 April to 14 May 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 advocacy page says transport infrastructure has not kept up with growth; it is advocating for Clyde Rail Link and a Clyde Road Corridor upgrade duplicating up to 14km of arterial road. City of Casey Advocacy page · Current October 2026
Casey Council states less than 3.5% of journeys to work in Casey are by public transport, while more than 66% of residents travel to work by car. City of Casey, Bus network advocacy priorities · Current October 2026
Council states the ultimate six-lane Bells Road upgrade (Berwick to Clyde) will become a State Government responsibility with no timeframe confirmed, while developer contributions fund only an interim form. City of Casey, Bells Road road project page · Current October 2026

More evidence (3)

Council's Ballarto Road page, citing a 20 September 2022 decision, says design of a two-lane section is on hold indefinitely. Gas line relocation alone adds at least $10 million; drainage depends on the Casey Fields precinct structure plan. City of Casey, Ballarto Road project page · Cites a 20 September 2022 decision; current October 2026
The Victorian Liberal and Nationals (Opposition) have committed $607 million to the Thompsons Road upgrade and extension, with a first section to Cardinia Road, ahead of the 2026 State Election. City of Casey news, Thompsons Road upgrade and extension commitment · 15 September 2026 (status: opposition commitment, announced)
Council reports that a data centre permit application (PA26-0190) at 585 Berwick-Cranbourne Road, Clyde North is under assessment, and that the State's data centre planning policy announced 22 September 2026 will not apply to it. City of Casey, data centre planning permit update, Clyde North · Current October 2026

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 $900,00014 of 27 ladder suburbs
House growth, 5yr average3.66% a year
Suburbs in the price band5, house medians $821,192 to $927,252
Weekly rent, those suburbs$561 to $583
Strongest and weakest scoreDepth 6, Yield 4.3

HtAG API snapshot 31 October 2026

Open the Casey LGA report

Price vs reference budget 4.5
Yield 4.3
Timing 5.8
Rentals 4.9
Economy 5
Depth 6

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

Where this market sits

Supply and demand now

Vacancy

2.53%

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

50days

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

+87.7%

Total change in the typical house price.

House rent, 10 years

+60.1%

Total change in the median house rent.

Growth pattern deviation, 5 year

-11.2%

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

Rent growth, modelled

+2.6% 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)

8/ 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

39.7years

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

People

Residents

365,239

ABS Census 2021 count.

Median age

34years

ABS Census 2021.

Household income, weekly

$1,918

ABS Census 2021 median.

Rent, weekly (Census)

$380

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

Tenure, 2021 Census

Owned outright 22.5% (25,543) Owned with a mortgage 51.3% (58,123) Rented 23.2% (26,297) Other tenure or not stated 1.5% (1,683)

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

How to read this market

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
14 of 27 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.36% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 3.53% 5yr average 3.66% HtAG API snapshot 31 October 2026	2.23% median 27 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	27 suburbs 7,878 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
Hampton Park	$821,192	3.56%	1.77%	$562	2.93%
Cranbourne East	$826,215	3.54%	3.36%	$563	0.9%
Hallam	$830,807	3.58%	1.94%	$572	3.43%
Cranbourne North	$889,890	3.28%	2.39%	$561	1.45%
Endeavour Hills	$927,252	3.27%	1.46%	$583	4.29%

14 of 27 ladder suburbs sit at or under $900,000, in-band yield 3.36%, 1yr growth median 3.53% against a 5yr average of 3.66%, vacancy median 2.23%.

Whittlesea

VIC

six question
score / 10

$755,000 to $875,000

price band screened

3.46%

yield in band

2.13%

vacancy

5,298

sales 12m

2.87%

house growth

1yr median

Sources and detail

House growth 1yr median 2.87%, 5yr average 3.45% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,00010 of 13 ladder suburbs
House growth, 5yr average3.45% a year
Suburbs in the price band5, house medians $755,325 to $872,569
Weekly rent, those suburbs$511 to $553
Strongest and weakest scoreTiming 5.7, Price vs reference budget 3.2

HtAG API snapshot 31 October 2026

Open the Whittlesea LGA report

Price vs reference budget 3.2
Yield 4.9
Timing 5.7
Rentals 5.3
Economy 5
Depth 4.7

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

Where this market sits

Supply and demand now

Vacancy

2.50%

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

30days

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

2.2months

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

+83.7%

Total change in the typical house price.

House rent, 10 years

+53.0%

Total change in the median house rent.

Growth pattern deviation, 5 year

-2.4%

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

Rent growth, modelled

+1.1% 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)

7/ 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

39.7years

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

People

Residents

229,396

ABS Census 2021 count.

Median age

35years

ABS Census 2021.

Household income, weekly

$1,768

ABS Census 2021 median.

Rent, weekly (Census)

$371

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

Tenure, 2021 Census

Owned outright 27.8% (21,148) Owned with a mortgage 44.3% (33,632) Rented 24.9% (18,936) Other tenure or not stated 1.4% (1,054)

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

How to read this market

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
10 of 13 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.46% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 2.87% 5yr average 3.45% HtAG API snapshot 31 October 2026	2.13% median 13 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	13 suburbs 5,298 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
Epping	$755,325	3.72%	1.6%	$540	2.47%
Thomastown	$778,927	3.63%	1.28%	$544	2.25%
Whittlesea	$830,824	3.46%	1.15%	$553	0.73%
Mernda	$833,132	3.19%	2.37%	$511	1.19%
South Morang	$872,569	3.29%	1.98%	$552	1.28%

10 of 13 ladder suburbs sit at or under $900,000, in-band yield 3.46%, 1yr growth median 2.87% against a 5yr average of 3.45%, vacancy median 2.13%.

Frankston

VIC

six question
score / 10

$860,000 to $1,080,000

price band screened

3.32%

yield in band

1.18%

vacancy

2,507

sales 12m

2.83%

house growth

1yr median

Sources and detail

House growth 1yr median 2.83%, 5yr average 2.39% a year HtAG API snapshot 31 October 2026

At a glance

Under $900,0004 of 9 ladder suburbs
House growth, 5yr average2.39% a year
Suburbs in the price band3, house medians $890,931 to $1,038,793
Weekly rent, those suburbs$589 to $635
Strongest and weakest scoreRentals 8.9, Price vs reference budget 1.3

HtAG API snapshot 31 October 2026

Open the Frankston LGA report

Price vs reference budget 1.3
Yield 4.1
Timing 6
Rentals 8.9
Economy 5
Depth 3.3

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

Where this market sits

Supply and demand now

Vacancy

1.16%

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

29days

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

2.0months

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

+67.3%

Total change in the typical house price.

House rent, 10 years

+71.0%

Total change in the median house rent.

Growth pattern deviation, 5 year

-27.3%

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

Rent growth, modelled

+2.8% a year

HtAG two year modelled rent change, annualised.

Risk and fundamentals

Flood safety

70/ 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)

8/ 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

43.5years

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

People

Residents

139,281

ABS Census 2021 count.

Median age

39years

ABS Census 2021.

Household income, weekly

$1,653

ABS Census 2021 median.

Rent, weekly (Census)

$356

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

Tenure, 2021 Census

Owned outright 27.5% (14,579) Owned with a mortgage 41.3% (21,907) Rented 28% (14,866) Other tenure or not stated 1.7% (923)

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

How to read this market

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
4 of 9 suburbs at or under $900,000 HtAG API snapshot 31 October 2026	3.32% median in-band house yield HtAG API snapshot 31 October 2026	1yr median 2.83% 5yr average 2.39% HtAG API snapshot 31 October 2026	1.18% median 9 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	9 suburbs 2,507 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
Seaford	$890,931	3.58%	1.25%	$613	3.19%
Frankston	$922,888	3.32%	1.18%	$589	4.98%
Langwarrin	$1,038,793	3.18%	0.84%	$635	3.93%

4 of 9 ladder suburbs sit at or under $900,000, in-band yield 3.32%, 1yr growth median 2.83% against a 5yr average of 2.39%, vacancy median 1.18%.

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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.

Other editions: Composite screen · Lower-priced markets screen · Regional Victoria: 5 markets by composite screen · Queensland: markets by composite screen · Lower-priced markets screen: City Edition · Lower-priced markets screen: Regional Edition · Highest gross yield markets · Premium Markets: One Million Plus
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