Balliang East VIC Property Investment
Melton · 3340 · Score: 68/100 · Buy
Balliang East Short-Term Rental (Airbnb) Market
Balliang East VIC Investment Brief
BUY — 4.0% gross yield on a $442,000 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
Balliang East has compounded at 4.9%/yr over 5 years. Median sits in the $442,000 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 33 days (roughly balanced conditions).
- Median house: $442,000 (single source — OnTheHouse only, no peer to validate) | Units: $0
- Gross yield: 4.0% | Net yield: 2.5%
- 5yr price CAGR: 4.9%/yr | 3yr forecast: 4.4%/yr
- Population: 199 | Owner-occupier rate: 76% | Affluence: Above Average
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 2.4% (improving) | Rental demand: High
- Median weekly rent: $340/wk | Days on market: 33 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $446/night | Occupancy: 48%
- Estimated annual STR gross: ~$78,139/yr
- vs long-term rent: $17,680/yr (+342% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Bacchus Marsh station 11.7km away
BULL CASE
If Balliang East maintains 4%+ annual growth and vacancy stays below 1.7%, median prices could reach $508,300 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Balliang East pull back 10-15% from $442,000, with vacancy rising to 4.3% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Sebastopol (VIC): $475,000 median, 4.5% yield, 14.0% 1yr growth
- Norlane (VIC): $510,000 median, 4.2% yield, 10.6% 1yr growth
- Dunolly (VIC): $332,000 median, 3.9% yield, 39.0% 1yr growth
THE PLAY
Balliang East presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.0% and prioritise properties with value-add potential. Consider timing entry around the current stable phase of the market cycle.
- Entry range: $397,800 – $486,200
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market holding under 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 4.9% + 10yr CAGR 5.1%
- +Strong population growth (3.9%/yr) driving demand
- +Low rental vacancy (2.4%) — constrained supply
- −High supply pipeline (26250 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
3,939
2020
6,172
2021
6,067
2022
5,509
2023
4,563
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3340
Decile 6 of 10 — Average
Population
25,614
Education (IEO)
5/10
Econ. Resources (IER)
7/10
10-Year Investment Projection
Modelled on Balliang East VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $340/wk median rent for Balliang East. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.