Werribee VIC Property Investment
Wyndham · 3030 · Score: 72/100 · Buy
Werribee 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.
Werribee VIC Investment Brief
BUY — 3.5% gross yield on a $680,000 median.
THE MARKET
Werribee has compounded at 5.4%/yr over 5 years — a house that cost $522,764 in 2021 is worth $680,000 today. Properties are sitting on market for 72 days (buyers have negotiating room). At the same growth rate, today's median reaches $884,529 by 2031.
- Median house: $680,000 | Units: $516,000
- Gross yield: 3.5% | Net yield: 2.0%
- 5yr price CAGR: 5.4%/yr | 3yr forecast: 4.9%/yr
- Population: 50,027 | Owner-occupier rate: 65% | Affluence: High
- Supply pipeline: Moderate — Building approvals steady (~4571/yr in 2025, 25317 total across 5 yrs on record) — supply broadly tracking demand
RENTAL SNAPSHOT
- Vacancy: 1.5% (improving) | Rental demand: High
- Median weekly rent: $460/wk | Days on market: 72 (worsening)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $386/night | Occupancy: 48%
- Estimated annual STR gross: ~$67,573/yr
- vs long-term rent: $23,920/yr (+182% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Werribee River Trail Extension (completed)
- K Road Upgrade (completed)
- Werribee Library and Community Hub (completed)
- Werribee Plaza Shopping Centre Expansion (under_construction)
- Transport: Standard suburban transport access
BULL CASE
If Werribee maintains 4%+ annual growth and vacancy stays below 1.0%, median prices could reach $782,000 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Werribee pull back 10-15% from $680,000, with vacancy rising to 2.7% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Delahey (VIC): $708,000 median, 3.7% yield, 12.5% 1yr growth
- Roxburgh Park (VIC): $733,750 median, 4.1% yield, 9.8% 1yr growth
- Sunshine West (VIC): $785,000 median, 3.3% yield, 9.3% 1yr growth
THE PLAY
Werribee 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 3.5% and prioritise properties with value-add potential. Consider timing entry around the current above_trend phase of the market cycle.
- Entry range: $612,000 – $748,000
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying 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 5.4% + 10yr CAGR 4.8%
- +Strong population growth (3.5%/yr) driving demand
- +Low rental vacancy (1.5%) — constrained supply
- +Premium transport infrastructure — supports long-term capital growth
- −Slow market (72 days avg) — buyer hesitancy
- −High supply pipeline (25317 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 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
5,356
2020
6,315
2021
4,824
2022
4,251
2023
4,571
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3030
Decile 6 of 10 — Average
Population
119,201
Education (IEO)
8/10
Econ. Resources (IER)
7/10
10-Year Investment Projection
Modelled on Werribee VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $460/wk median rent for Werribee. 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
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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.