Garfield VIC Property Investment

Garfield has compounded at 4.6%/yr over 5 years. Median sits in the $761,000 (pending peer validation) band today. Properties are sitting on market for 39 days (roughly balanced conditions).

• Median house: $761,000 (pending peer validation) | Units: $510,000
• Gross yield: 4.0% | Net yield: 2.5%
• 5yr price CAGR: 4.6%/yr | 3yr forecast: 13.5%/yr
• Population: 2,114 | Owner-occupier rate: 85% | Affluence: Above Average

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

• Vacancy: 2.4% (improving) | Rental demand: High
• Median weekly rent: $580/wk | Days on market: 39 (stable)
• Balanced market — vacancy manageable but monitor trend.

• Median nightly rate: $601/night | Occupancy: 48%
• Estimated annual STR gross: ~$105,274/yr
• vs long-term rent: $30,160/yr (+249% STR premium — factor in higher management costs)

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

If Garfield maintains 3%+ annual growth and vacancy stays below 1.7%, median prices could reach $875,150 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Garfield pull back 10-15% from $761,000, with vacancy rising to 4.3% and rental yields softening as tenants gain leverage.

• Flood risk: HIGH (planning_overlay) — order a flood certificate for the specific address before commit
• - Distance from CBD may limit long-term capital growth potential

• Ardmona (VIC): $672,000 median, 1.9% yield, 7.5% 1yr growth
• Undera (VIC): $672,000 median, 1.9% yield, 7.5% 1yr growth
• Rawson (VIC): $672,000 median, 1.7% yield, 0.0% 1yr growth

Garfield presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.0% and prioritise properties with value-add potential. Consider timing entry around the current cooling phase of the market cycle.

• Entry range: $684,900 – $837,100
• 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.