Doreen VIC Property Investment

THE MARKET

Doreen recorded 4.9% annual price growth over the past 5 years — a $798,000 house bought in 2019 would be worth approximately $628,240 today. Properties are sitting on the market for 19 days (sellers have the leverage).

- **Median house:** $798,000 | **Units:** $387,985 - **Gross yield:** 3.7% | **Net yield:** 2.2% - **Vacancy:** 2.2% (improving) | **Rental demand:** High - **5yr price growth:** 4.9%/yr | **3yr forecast:** 5.5%/yr - **Days on market:** 19 (improving)

STR potential: $175/night at 66% occupancy = ~$42,158/yr gross. That's a **42% premium** over long-term rent — but factor in higher management costs and council rules.

BULL CASE

If Doreen maintains 3%+ annual growth and vacancy stays below 1.5%, median prices could reach $917,700 within 3 years with yields compressing slightly as capital values rise.

Notable infrastructure: **Bridge Inn Road Upgrade** (under construction). Plus 3 more projects in the pipeline.

BEAR CASE

A market correction or interest rate shock could see prices in Doreen pull back 10-15% from $798,000, with vacancy rising to 4.0% and rental yields softening as tenants gain leverage.

WHAT TO DO

Doreen offers balanced fundamentals but does not present an urgent buying signal. The market is in a growth phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.2%.

- Entry range: $718,200 – $877,800 - Minimum 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.