Gordon VIC Property Investment

Gordon has compounded at 6.0%/yr over 5 years. Median sits in the $820,000 (pending peer validation) band today. Properties are sitting on market for 39 days (roughly balanced conditions).

• Median house: $820,000 (pending peer validation) | Units: $199,462
• Gross yield: 2.2% | Net yield: 0.7%
• 5yr price CAGR: 6.0%/yr | 3yr forecast: 13.5%/yr
• Population: 1,393 | Owner-occupier rate: 89% | Affluence: High

• Supply pipeline: Moderate — Strong population growth likely attracting new development approvals

• Vacancy: 2.5% (stable) | Rental demand: Moderate
• Median weekly rent: $340/wk | Days on market: 39 (stable)
• Balanced market — vacancy manageable but monitor trend.

• Median nightly rate: $596/night | Occupancy: 48%
• Estimated annual STR gross: ~$104,332/yr
• vs long-term rent: $17,680/yr (+490% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Standard suburban transport access

If Gordon maintains 4%+ annual growth and vacancy stays below 1.8%, median prices could reach $943,000 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Gordon pull back 10-15% from $820,000, with vacancy rising to 4.5% and rental yields softening as tenants gain leverage.

• Bushfire risk: HIGH (planning_overlay) — confirm BAL rating and any bushfire overlay obligations for the property
• - Distance from CBD may limit long-term capital growth potential

• Noble Park (VIC): $825,401 median, 3.5% yield, 6.5% 1yr growth
• Springvale (VIC): $966,000 median, 3.2% yield, 9.1% 1yr growth
• Lake Gardens (VIC): $910,973 median, 2.8% yield, -4.7% 1yr growth

Gordon presents a compelling investment opportunity. The combination of solid fundamentals and moderate rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 2.2% and prioritise properties with value-add potential. Consider timing entry around the current stable phase of the market cycle.

• Entry range: $738,000 – $902,000
• Minimum gross yield to target: 4.5%
• Watch signal: vacancy dropping below 2% and days on market falling below 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.