Docklands VIC Property Investment
Melbourne · 3008 · Score: 66/100 · Buy
Docklands Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Docklands VIC Investment Brief
BUY — 3.9% gross yield on a $953,000–$2,600,000 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
Docklands has compounded at 1.6%/yr over 5 years. Median sits in the $953,000–$2,600,000 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 62 days (buyers have negotiating room).
- Median house: $953,000–$2,600,000 (sources disagree, range shown — do NOT quote a single number) | Units: $630,500
- Gross yield: 3.9% | Net yield: 2.4%
- 5yr price CAGR: 1.6%/yr | 3yr forecast: 13.5%/yr
- Population: 15,495 | Owner-occupier rate: 30% | Affluence: Very High
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 3.5% (stable) | Rental demand: Low
- Median weekly rent: $715/wk | Days on market: 62 (worsening)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $444/night | Occupancy: 48%
- Estimated annual STR gross: ~$77,866/yr
- vs long-term rent: $37,180/yr (+109% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Metro Tunnel (Melbourne) (Under Construction)
- West Gate Tunnel (Melbourne) (Under Construction)
- North East Link (Melbourne) (Under Construction)
- Suburban Rail Loop East (Melbourne) (Under Construction)
- Transport: Well-connected inner-city location
BULL CASE
If Docklands maintains 8%+ annual growth and vacancy stays below 2.4%, median prices could reach $1,095,950 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Docklands pull back 10-15% from $953,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Flood risk: HIGH (planning_overlay) — order a flood certificate for the specific address before commit
- - Above-average vacancy rate (3.5%) indicates rental oversupply risk
COMPARABLE MARKETS
- Dandenong North (VIC): $783,645 median, 3.7% yield, 6.6% 1yr growth
- St Albans (VIC): $722,543 median, 3.6% yield, 12.4% 1yr growth
- Noble Park (VIC): $806,251 median, 3.6% yield, 6.5% 1yr growth
THE PLAY
Docklands presents a compelling investment opportunity. The combination of solid fundamentals and low rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.9% and prioritise properties with value-add potential. Consider timing entry around the current boom phase of the market cycle.
- Entry range: $857,700 – $1,048,300
- 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.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 1.6% + 10yr CAGR 0.8%
- +Strong population growth (8.2%/yr) driving demand
- +Premium transport infrastructure — supports long-term capital growth
- −Slow market (62 days avg) — buyer hesitancy
- −High supply pipeline (14852 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 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
4,831
2020
913
2021
2,460
2022
2,745
2023
3,903
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3008
Decile 8 of 10 — Low disadvantage
Population
15,495
Education (IEO)
10/10
Econ. Resources (IER)
1/10
10-Year Investment Projection
Modelled on Docklands VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $715/wk median rent for Docklands. 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
Analyse a Property in Docklands
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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.