Camberwell VIC Property Investment
Boroondara · 3124 · Score: 68/100 · Buy
Camberwell Short-Term Rental (Airbnb) Market
Camberwell VIC Investment Brief
BUY — $2,400,000 median with 7.1%/yr growth over 5 years.
THE MARKET
Camberwell has compounded at 7.1%/yr over 5 years — a house that cost $1,703,193 in 2021 is worth $2,400,000 today. Properties are sitting on market for 32 days (roughly balanced conditions). At the same growth rate, today's median reaches $3,381,883 by 2031.
- Median house: $2,400,000 | Units: $1,442,500
- Gross yield: 2.4% | Net yield: 0.9%
- 5yr price CAGR: 7.1%/yr | 3yr forecast: 5.9%/yr
- Population: 21,965 | Owner-occupier rate: 72% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.2% (improving) | Rental demand: High
- Median weekly rent: $1,100/wk | Days on market: 32 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $535/night | Occupancy: 48%
- Estimated annual STR gross: ~$93,665/yr
- vs long-term rent: $57,200/yr (+64% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- North East Link (Melbourne) (Under Construction)
- Suburban Rail Loop East (Melbourne) (Under Construction)
- Metro Tunnel (Melbourne) (Under Construction)
- West Gate Tunnel (Melbourne) (Under Construction)
- Transport: Well-connected inner-city location
BULL CASE
If Camberwell maintains 3%+ annual growth and vacancy stays below 1.5%, median prices could reach $2,760,000 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Camberwell pull back 10-15% from $2,400,000, with vacancy rising to 4.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Premium price point limits buyer pool and increases interest rate sensitivity
COMPARABLE MARKETS
- Fitzroy (VIC): $2,300,000 median, 2.2% yield, 7.9% 1yr growth
- South Yarra (VIC): $2,117,755 median, 2.3% yield, 3.3% 1yr growth
- South Melbourne (VIC): $1,736,032 median, 2.5% yield, 17.6% 1yr growth
THE PLAY
Camberwell 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 2.4% and prioritise properties with value-add potential. Consider timing entry around the current above_trend phase of the market cycle.
- Entry range: $2,160,000 – $2,640,000
- 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
low confidenceBasis: 5yr CAGR 7.1% + 10yr CAGR 6.2%
- +Low rental vacancy (2.2%) — constrained supply
- +Premium transport infrastructure — supports long-term capital growth
- −Population decline (-0.1%/yr) — demand headwind
- −High supply pipeline (5389 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
1,275
2020
1,003
2021
1,060
2022
818
2023
1,233
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3124
Decile 10 of 10 — Low disadvantage
Population
21,965
Education (IEO)
10/10
Econ. Resources (IER)
9/10
10-Year Investment Projection
Modelled on Camberwell VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $1100/wk median rent for Camberwell. 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.