Murrumbeena VIC Property Investment

SUBURB INVESTMENT BRIEF — Murrumbeena, VIC 3163 LGA: Generated: 2026-04-11 | Estait AI Analysis

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EXECUTIVE SUMMARY

Overall Score: 57/100 — Hold

Murrumbeena rates as "Hold" due to weak growth indicators, tight rental market (1.8% vacancy).

Murrumbeena sits in a trough phase of the property cycle with an overall investment score of 57 out of 100. This assessment reflects the suburb's growth trajectory, rental market health, economic resilience, and infrastructure positioning within the VIC market.

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MARKET POSITION

Median house price: $1,700,000 Median unit price: $918,208 Median weekly rent: $673/week Days on market: 37 days (stable)

Murrumbeena commands a premium position in the VIC property landscape. Properties are spending an average of 37 days on market, suggesting balanced supply-demand dynamics.

Comparable suburbs: - Fitzroy North (VIC): Median $1,885,000, yield 0.0%, 1yr growth 0.0% - Forest Hill (VIC): Median $1,325,000, yield 0.0%, 1yr growth 0.0% - Garden City (VIC): Median $1,798,300, yield 0.0%, 1yr growth 0.0%

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RENTAL MARKET

Gross rental yield: 2.1% Net rental yield: 0.6% Vacancy rate: 1.8% (worsening) Rental demand: High

The rental market in Murrumbeena is characterised by high demand with a vacancy rate of 1.8%, which is well below the national average of approximately 2.5%. Vacancy is trending worsening, warranting careful monitoring.

Short-term rental data indicates a median nightly rate of $175 with an estimated occupancy of 66%. This translates to an estimated annual STR revenue of $42,158 before expenses. This represents a 20% premium over estimated long-term rental income of $34,996/year, though STR comes with higher management costs and regulatory risk.

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GROWTH OUTLOOK

Population growth (5yr): 0.0% Price CAGR (5yr): -2.4% Capital growth (3yr forecast): -2.7% Supply pipeline: Moderate

Development activity consistent with long-term averages

Infrastructure & transport: - No major infrastructure projects identified. Transport: Well-connected inner-city location

If Murrumbeena maintains 3%+ annual growth and vacancy stays below 1.3%, median prices could reach $1,955,000 within 3 years with yields compressing slightly as capital values rise.

At current trajectory (0.0% growth, 1.8% vacancy, 2.1% yield), Murrumbeena offers steady returns with moderate capital appreciation in line with broader market trends.

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RISK ASSESSMENT

Market cycle position: Trough Vacancy risk: Low

Key risks: - Negative price growth suggests a softening market

Interest rate sensitivity (est. monthly repayment on median house price, 80% LVR): - At 7%: $9,048/month - At 8%: $9,979/month - At 9%: $10,943/month

A market correction or interest rate shock could see prices in Murrumbeena pull back 10-15% from $1,700,000, with vacancy rising to 3.2% and rental yields softening as tenants gain leverage.

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LIVEABILITY

Affluence rating: Very High Safety score: 7.2/10 Walkability: 80/100 Owner-occupied: 32%

Schools: - Murrumbeena Public School (primary): Rating 10.0/10 - Murrumbeena East Public School (primary): Rating 9.5/10 - Murrumbeena West Public School (primary): Rating 9.0/10 - Murrumbeena High School (secondary): Rating 10.0/10

Murrumbeena is a highly sought-after residential area with good safety ratings and strong walkability. The 32% owner-occupier rate indicates a predominantly rental market.

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RECOMMENDATION — HOLD

Murrumbeena offers balanced fundamentals but does not present an urgent buying signal. The market is in a trough phase with low vacancy risk.

Conditions: 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 4.0%.

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KEY ACTION ITEMS

1. Shortlist properties in the $1,530,000 - 1,870,000 range for deeper analysis 2. Verify current vacancy and rental rates with local property managers 3. Assess STR regulatory environment with local council 4. Model cash flow at 7%+ interest rates before committing 5. Engage a buyer's agent with Murrumbeena market expertise for off-market opportunities

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Disclaimer: This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.