Werribee VIC Property Investment

THE MARKET

Werribee recorded 4.3% annual price growth over the past 5 years — a $645,000 house bought in 2019 would be worth approximately $522,562 today. Properties are sitting on the market for 25 days (sellers have the leverage).

- **Median house:** $645,000 | **Units:** $420,000 - **Gross yield:** 3.7% | **Net yield:** 2.2% - **Vacancy:** 1.5% (improving) | **Rental demand:** High - **5yr price growth:** 4.3%/yr | **3yr forecast:** 4.9%/yr - **Days on market:** 25 (stable)

STR potential: $165/night at 58% occupancy = ~$34,930/yr gross. That's a **46% premium** over long-term rent — but factor in higher management costs and council rules.

BULL CASE

If Werribee maintains 6%+ annual growth and vacancy stays below 1.0%, median prices could reach $741,750 within 3 years with yields compressing slightly as capital values rise.

Notable infrastructure: **Ison Road Overpass and Extension** (under construction). Plus 3 more projects in the pipeline.

BEAR CASE

A market correction or interest rate shock could see prices in Werribee pull back 10-15% from $645,000, with vacancy rising to 2.7% and rental yields softening as tenants gain leverage.

WHAT TO DO

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 3.7% and prioritise properties with value-add potential. Consider timing entry around the current growth phase of the market cycle.

- Entry range: $580,500 – $709,500 - Minimum yield to target: 4.5% - Watch signal: vacancy staying 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.