Affordability ranking · VIC

The most affordable suburbs in Victoria.

Suburbs with the lowest median house prices, great entry points into the property market. Filtered to Victoria suburbs only.

About this ranking

'Most affordable' here means lowest median house price, the entry-level suburbs in each state. Affordability isn't the same as good value: a $400K outer-fringe suburb with stagnant population growth and weak infrastructure can be a worse buy than a $700K middle-ring suburb with structural demand. Use this list as a starting point for further research, not a final shortlist.

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

Victoria's stamp duty exemption for first home buyers up to $600K (with concessions to $750K) is one of the most generous in the country. If you're a first home buyer at this price point, the saving versus NSW or Queensland can be $20K to $35K, 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

Sorted by median house price ascending, with a $100K minimum to exclude very small localities and data anomalies. State Valuer-General data, refreshed quarterly.

Best for

First home buyers prioritising entry into the property market; rentvestors looking for high-yield, lower-entry investments; buyers willing to commute further for a freestanding house.

By stateAll Australia NSW VIC QLD WA SA TAS NT ACT

Showing top 50 suburbs in Victoria

#	Suburb	State	Median price	Annual growth	Profile
1	Winnambool 3546	VIC	$105,000	–	View profile →
2	Turoar 3546	VIC	$105,000	–	View profile →
3	Gerahmin 3546	VIC	$105,000	–	View profile →
4	Chinkapook 3546	VIC	$105,000	–	View profile →
5	Cocamba 3546	VIC	$105,000	–	View profile →
6	Manangatang 3546	VIC	$105,000	–	View profile →
7	Bolton 3546	VIC	$105,000	–	View profile →
8	Harrow 3317	VIC	$107,000	–	View profile →
9	Kalpienung 3529	VIC	$110,000	–	View profile →
10	Nullawil 3529	VIC	$110,000	–	View profile →
11	Albacutya 3424	VIC	$110,000	–	View profile →
12	Yaapeet 3424	VIC	$110,000	–	View profile →
13	Bringalbert 3319	VIC	$111,000	–	View profile →
14	Benayeo 3319	VIC	$111,000	–	View profile →
15	Apsley 3319	VIC	$111,000	–	View profile →
16	Brim 3391	VIC	$112,000	–	View profile →
17	Banyan 3485	VIC	$114,000	–	View profile →
18	Woomelang 3485	VIC	$114,000	–	View profile →
19	Digby 3309	VIC	$114,000	–	View profile →
20	Watchupga 3485	VIC	$114,000	–	View profile →
21	Willangie 3485	VIC	$114,000	–	View profile →
22	Tintaldra 3708	VIC	$118,000	–	View profile →
23	Warne 3530	VIC	$119,000	–	View profile →
24	Walpeup 3507	VIC	$119,000	–	View profile →
25	Sheep Hills 3392	VIC	$119,000	–	View profile →
26	Sutton 3530	VIC	$119,000	–	View profile →
27	Wangie 3530	VIC	$119,000	–	View profile →
28	Boolite 3392	VIC	$119,000	–	View profile →
29	Culgoa 3530	VIC	$119,000	–	View profile →
30	Goroke 3412	VIC	$125,000	–	View profile →
31	Rosebery 3395	VIC	$125,000	–	View profile →
32	Reedy Dam 3395	VIC	$125,000	–	View profile →
33	Beulah 3395	VIC	$125,000	–	View profile →
34	Kenmare 3395	VIC	$125,000	–	View profile →
35	Ultima 3544	VIC	$138,000	–	View profile →
36	Chinangin 3544	VIC	$138,000	–	View profile →
37	Springfield 3544	VIC	$138,000	–	View profile →
38	Ultima East 3544	VIC	$138,000	–	View profile →
39	Waitchie 3544	VIC	$138,000	–	View profile →
40	Murnungin 3544	VIC	$138,000	–	View profile →
41	Gowanford 3544	VIC	$138,000	–	View profile →
42	Yarrunga 3415	VIC	$139,000	–	View profile →
43	Miram 3415	VIC	$139,000	–	View profile →
44	Narrung 3597	VIC	$143,000	–	View profile →
45	Piangil 3597	VIC	$143,000	–	View profile →
46	Straten 3533	VIC	$143,000	–	View profile →
47	Bimbourie 3533	VIC	$143,000	–	View profile →
48	Lake Powell 3597	VIC	$143,000	–	View profile →
49	Tyrrell Downs 3533	VIC	$143,000	–	View profile →
50	Hopevale 3396	VIC	$143,000	–	View profile →

#1Winnambool

VIC 3546

Median price

$105,000

Annual growth

–

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#2Turoar

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#3Gerahmin

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#4Chinkapook

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#5Cocamba

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#6Manangatang

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#7Bolton

VIC 3546

Median price

$105,000

Annual growth

–

View profile →

#8Harrow

VIC 3317

Median price

$107,000

Annual growth

–

View profile →

#9Kalpienung

VIC 3529

Median price

$110,000

Annual growth

–

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#10Nullawil

VIC 3529

Median price

$110,000

Annual growth

–

View profile →

#11Albacutya

VIC 3424

Median price

$110,000

Annual growth

–

View profile →

#12Yaapeet

VIC 3424

Median price

$110,000

Annual growth

–

View profile →

#13Bringalbert

VIC 3319

Median price

$111,000

Annual growth

–

View profile →

#14Benayeo

VIC 3319

Median price

$111,000

Annual growth

–

View profile →

#15Apsley

VIC 3319

Median price

$111,000

Annual growth

–

View profile →

#16Brim

VIC 3391

Median price

$112,000

Annual growth

–

View profile →

#17Banyan

VIC 3485

Median price

$114,000

Annual growth

–

View profile →

#18Woomelang

VIC 3485

Median price

$114,000

Annual growth

–

View profile →

#19Digby

VIC 3309

Median price

$114,000

Annual growth

–

View profile →

#20Watchupga

VIC 3485

Median price

$114,000

Annual growth

–

View profile →

#21Willangie

VIC 3485

Median price

$114,000

Annual growth

–

View profile →

#22Tintaldra

VIC 3708

Median price

$118,000

Annual growth

–

View profile →

#23Warne

VIC 3530

Median price

$119,000

Annual growth

–

View profile →

#24Walpeup

VIC 3507

Median price

$119,000

Annual growth

–

View profile →

#25Sheep Hills

VIC 3392

Median price

$119,000

Annual growth

–

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#26Sutton

VIC 3530

Median price

$119,000

Annual growth

–

View profile →

#27Wangie

VIC 3530

Median price

$119,000

Annual growth

–

View profile →

#28Boolite

VIC 3392

Median price

$119,000

Annual growth

–

View profile →

#29Culgoa

VIC 3530

Median price

$119,000

Annual growth

–

View profile →

#30Goroke

VIC 3412

Median price

$125,000

Annual growth

–

View profile →

#31Rosebery

VIC 3395

Median price

$125,000

Annual growth

–

View profile →

#32Reedy Dam

VIC 3395

Median price

$125,000

Annual growth

–

View profile →

#33Beulah

VIC 3395

Median price

$125,000

Annual growth

–

View profile →

#34Kenmare

VIC 3395

Median price

$125,000

Annual growth

–

View profile →

#35Ultima

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#36Chinangin

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#37Springfield

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#38Ultima East

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#39Waitchie

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#40Murnungin

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#41Gowanford

VIC 3544

Median price

$138,000

Annual growth

–

View profile →

#42Yarrunga

VIC 3415

Median price

$139,000

Annual growth

–

View profile →

#43Miram

VIC 3415

Median price

$139,000

Annual growth

–

View profile →

#44Narrung

VIC 3597

Median price

$143,000

Annual growth

–

View profile →

#45Piangil

VIC 3597

Median price

$143,000

Annual growth

–

View profile →

#46Straten

VIC 3533

Median price

$143,000

Annual growth

–

View profile →

#47Bimbourie

VIC 3533

Median price

$143,000

Annual growth

–

View profile →

#48Lake Powell

VIC 3597

Median price

$143,000

Annual growth

–

View profile →

#49Tyrrell Downs

VIC 3533

Median price

$143,000

Annual growth

–

View profile →

#50Hopevale

VIC 3396

Median price

$143,000

Annual growth

–

View profile →

Common questions

About this ranking.

Are the cheapest suburbs always the worst suburbs?

No. Affordability often reflects distance from CBD, sparse public transport, or limited amenity rather than 'bad' attributes. Plenty of affordable suburbs are growing strongly because the local economy and demographics are improving. Always look at population trend, infrastructure pipeline, and rental vacancy alongside price.

Should I buy the cheapest house I can or save for longer?

Depends on your timeline. If you'll hold for 10+ years, time-in-market usually beats waiting for a bigger deposit on a 'better' suburb. If you'll move within 3-5 years, transaction costs (stamp duty + agent fees) on the entry purchase can wipe out modest growth.

What about regional vs outer-metro for affordability?

Outer-metro typically holds value better because it's still tied to the capital city economy. Regional towns can offer better entry pricing but add commute risk if you need to fall back on metro employment. Strong regional centres (Newcastle, Geelong, Toowoomba) split the difference well.

Other rankings

Best Suburbs for Families Highest Growth Suburbs Most Walkable Suburbs Lowest Flood Risk Suburbs Best Rental Yield Suburbs

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