Investor ranking · VIC
The best rental yield suburbs in Victoria.
Suburbs with the highest gross rental yields, calculated from median price and weekly rent. Filtered to Victoria suburbs only.
About this ranking
Gross rental yield is rent income as a percentage of property value, the headline cashflow metric for an investment property. Higher yield generally means stronger near-term cashflow but often correlates with lower capital growth, so this ranking is a starting point for cashflow-focused investors rather than long-term wealth-building.
Victoria property market in 2026
Victoria spent 2024-2025 in a softer cycle than the rest of the country, but 2026 sees the Melbourne market firming again as population growth and the steady drip of overseas migration meet a constrained pipeline of new family-suitable stock. Melbourne's median house price sits around $1.0M to $1.1M, roughly 35-40% below Sydney for an equivalent property, meaningful for first home buyers and rentvestors. Regional Victoria has been mixed: Geelong has held its COVID gains, Ballarat and Bendigo are flat-to-down. The state's planning reforms ('Plan for Victoria') are starting to push approvals up in middle-ring suburbs, which will eventually moderate growth in those pockets.
Buyer tip, VIC
Victorian first home buyers pay no stamp duty up to $600K, with reduced duty to $750K, on new and established homes. At $600K that's about $31K an owner-occupier who isn't a first home buyer would pay, money that goes straight to your deposit.Watch out, VIC
Victoria's land tax regime hits investors harder than most states once portfolios cross the $300K-ish threshold. Run the numbers including land tax before assuming an investment property cashflows the way the gross rental yield suggests.Methodology
Gross yield = (median weekly rent × 52) ÷ median house price × 100. Rent is the suburb's latest median from bond lodgements; price is the median the suburb's own page publishes. Victoria and Queensland are ranked. New South Wales is not, because its rents are published by postcode rather than by suburb. Suburbs under 1,000 residents and yields above 20% are left out.Best for
Cashflow-focused investors; rentvestors seeking properties that fund their own holding costs; SMSF investors where positive cashflow matters more than capital appreciation.
Showing top 50 suburbs in Victoria
Ranked from 135 suburbs in Victoria of 1,000 or more residents. Rent is the suburb's latest median from bond lodgements; yields above 20% are left out. Prices are Land Victoria's quarterly suburb medians.
VIC 3401
Gross yield
5.89%
Weekly rent
$430/wk
View profile →
VIC 3840
Gross yield
5.86%
Weekly rent
$400/wk
View profile →
VIC 3875
Gross yield
5.56%
Weekly rent
$460/wk
View profile →
VIC 3630
Gross yield
5.19%
Weekly rent
$475/wk
View profile →
VIC 3585
Gross yield
5.14%
Weekly rent
$475/wk
View profile →
VIC 3672
Gross yield
5.11%
Weekly rent
$450/wk
View profile →
VIC 3825
Gross yield
5.04%
Weekly rent
$420/wk
View profile →
VIC 3500
Gross yield
4.81%
Weekly rent
$480/wk
View profile →
VIC 3850
Gross yield
4.80%
Weekly rent
$450/wk
View profile →
VIC 3280
Gross yield
4.70%
Weekly rent
$550/wk
View profile →
VIC 3825
Gross yield
4.60%
Weekly rent
$420/wk
View profile →
VIC 3844
Gross yield
4.58%
Weekly rent
$460/wk
View profile →
VIC 3555
Gross yield
4.54%
Weekly rent
$480/wk
View profile →
VIC 3550
Gross yield
4.46%
Weekly rent
$480/wk
View profile →
VIC 3690
Gross yield
4.33%
Weekly rent
$500/wk
View profile →
VIC 3564
Gross yield
4.28%
Weekly rent
$520/wk
View profile →
VIC 3214
Gross yield
4.25%
Weekly rent
$420/wk
View profile →
VIC 3355
Gross yield
4.25%
Weekly rent
$410/wk
View profile →
VIC 3976
Gross yield
4.24%
Weekly rent
$550/wk
View profile →
VIC 3350
Gross yield
4.17%
Weekly rent
$430/wk
View profile →
VIC 3081
Gross yield
4.16%
Weekly rent
$600/wk
View profile →
VIC 3215
Gross yield
4.02%
Weekly rent
$495/wk
View profile →
VIC 3977
Gross yield
4.01%
Weekly rent
$550/wk
View profile →
VIC 3810
Gross yield
3.99%
Weekly rent
$530/wk
View profile →
VIC 3550
Gross yield
3.90%
Weekly rent
$480/wk
View profile →
VIC 3550
Gross yield
3.90%
Weekly rent
$475/wk
View profile →
VIC 3820
Gross yield
3.86%
Weekly rent
$483/wk
View profile →
VIC 3175
Gross yield
3.86%
Weekly rent
$560/wk
View profile →
VIC 3064
Gross yield
3.85%
Weekly rent
$506/wk
View profile →
VIC 3216
Gross yield
3.85%
Weekly rent
$500/wk
View profile →
VIC 3356
Gross yield
3.82%
Weekly rent
$400/wk
View profile →
VIC 3011
Gross yield
3.78%
Weekly rent
$640/wk
View profile →
VIC 3212
Gross yield
3.78%
Weekly rent
$500/wk
View profile →
VIC 3429
Gross yield
3.77%
Weekly rent
$490/wk
View profile →
VIC 3201
Gross yield
3.76%
Weekly rent
$560/wk
View profile →
VIC 3030
Gross yield
3.73%
Weekly rent
$460/wk
View profile →
VIC 3064
Gross yield
3.71%
Weekly rent
$500/wk
View profile →
VIC 3043
Gross yield
3.66%
Weekly rent
$530/wk
View profile →
VIC 3199
Gross yield
3.66%
Weekly rent
$570/wk
View profile →
VIC 3029
Gross yield
3.62%
Weekly rent
$460/wk
View profile →
VIC 3805
Gross yield
3.62%
Weekly rent
$550/wk
View profile →
VIC 3450
Gross yield
3.61%
Weekly rent
$500/wk
View profile →
VIC 3757
Gross yield
3.61%
Weekly rent
$510/wk
View profile →
VIC 3075
Gross yield
3.60%
Weekly rent
$510/wk
View profile →
VIC 3023
Gross yield
3.59%
Weekly rent
$470/wk
View profile →
VIC 3060
Gross yield
3.58%
Weekly rent
$551/wk
View profile →
VIC 3155
Gross yield
3.56%
Weekly rent
$590/wk
View profile →
VIC 3350
Gross yield
3.52%
Weekly rent
$410/wk
View profile →
VIC 3074
Gross yield
3.51%
Weekly rent
$510/wk
View profile →
VIC 3175
Gross yield
3.49%
Weekly rent
$530/wk
View profile →
Common questions
About this ranking
What's a 'good' rental yield in Australia in 2026?
Capital city houses typically yield 2.5% to 4%, units 4% to 5.5%. Regional houses can yield 5% to 7%+. The 'good' threshold depends on holding costs (council rates, body corporate, insurance, management fees). Net yield after these costs is usually 1% to 1.5% lower than gross.
Does high yield always mean weak growth?
Not always but often. High-yield markets typically have lower price-to-rent ratios because growth expectations are lower. The exceptions are markets in early growth cycles (yield is high because prices haven't run yet) and structurally constrained regional centres (yield is high because supply is tight even with modest population).
How do I calculate net yield?
Take gross rent, subtract council rates, body corporate, insurance, property management fees (8-12%), maintenance allowance (1-1.5% of property value), and assumed vacancy (2-4 weeks per year). The remainder divided by property value is net yield. Most properties show net yield 1-1.5 percentage points below gross.
Shortlisted a suburb? Buy it well.
Buying a home, the free guide: what you can actually spend, the 2026 schemes for your state, how homes are marketed and sold, and a 12-week plan from pre-approval to keys. Free PDF, in your inbox in 60 seconds.
Get the free buying guide