Braybrook VIC Property Investment
Maribyrnong · 3019 · Score: 61/100 · Hold
Braybrook Short-Term Rental (Airbnb) Market
Braybrook VIC Investment Brief
HOLD — 3.5% gross yield on a $743,000 median.
THE MARKET
Braybrook has compounded at 6.4%/yr over 5 years — a house that cost $544,855 in 2021 is worth $743,000 today. Properties are sitting on market for 32 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,013,204 by 2031.
- Median house: $743,000 | Units: $625,000
- Gross yield: 3.5% | Net yield: 2.0%
- 5yr price CAGR: 6.4%/yr | 3yr forecast: 5.4%/yr
- Population: 9,682 | Owner-occupier rate: 48% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.2% (improving) | Rental demand: High
- Median weekly rent: $500/wk | Days on market: 32 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $312/night | Occupancy: 48%
- Estimated annual STR gross: ~$54,683/yr
- vs long-term rent: $26,000/yr (+110% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- West Gate Tunnel (Melbourne) (Under Construction)
- Metro Tunnel (Melbourne) (Under Construction)
- Melbourne Airport Rail (SRL Airport) (Announced)
- Transport: Well-connected inner-city location
BULL CASE
If Braybrook maintains 3%+ annual growth and vacancy stays below 1.5%, median prices could reach $854,450 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Braybrook pull back 10-15% from $743,000, with vacancy rising to 4.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- St Albans (VIC): $731,405 median, 3.5% yield, 12.4% 1yr growth
- Noble Park (VIC): $825,401 median, 3.5% yield, 6.5% 1yr growth
- Deer Park (VIC): $714,583 median, 3.6% yield, 7.1% 1yr growth
THE PLAY
Braybrook offers balanced fundamentals but does not present an urgent buying signal. The market is in a stable phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.
- Entry range: $668,700 – $817,300
- 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 6.4% + 10yr CAGR 6.5%
- +Low rental vacancy (2.2%) — constrained supply
- −High supply pipeline (5878 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
1,405
2020
1,289
2021
573
2022
1,182
2023
1,429
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3019
Decile 1 of 10 — High disadvantage
Population
9,682
Education (IEO)
5/10
Econ. Resources (IER)
1/10
10-Year Investment Projection
Modelled on Braybrook VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $500/wk median rent for Braybrook. 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.