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Suburb profile ·Surf Coast LGA · VIC ·3231

Aireys Inlet VIC 3231

Aireys Inlet is in Surf Coast LGA, VIC, postcode 3231, with population 979.

The read

Premium-market

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$1.6M
-2.0% YoY
2014 → 2024 · 11 periods
ABS + state medians
$1.8M
$626K
2014 2024
Why it fits

Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case. Small local population makes the signal set more fragile.

Read full evidence → Compare suburb Run calculator
Median house
$1.6M
House median, latest period
↓2.0%YoY D9 vs AU
Median rent
$580/wk
Rent context available
D10 vs AU
Gross yield
1.9%
Low yield band
D5 vs AU
Population
979
979 local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
—
Not in commute dataset
Solar
567
34 added 12mo · 3MW

Price history

House and unit medians · ABS + state datasets

Rental vacancy rate

Official Homes Victoria (DFFH) figure · Regional Victoria grain
Rental vacancy rate · Regional Victoria
1.9%
Tight (landlord) market

Official vacancy is published at the Regional Victoria level, not per suburb. Shaded band marks a balanced market (2.5–3.5%).

Source: Homes Victoria Rental Report (DFFH) · Latest: Sep 2025

Trend & investor depth

Derived from this suburb's own price, rent and income history
Indicative cashflow-$1,145/wk (-$59,556/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage+21% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Fgrade · 19/100 · top 81% of 3,604AU suburbs
Peer distributionstronger than 19% of AU suburbs
WeakerTypicalStronger
Capital growth59
Rental yield3
Stability39
Volatility-17.0ppCycle+2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Aireys Inlet

Owner-occupied 87%Rented 13%
Investor activityATO
Negatively geared4.6%
47 of 162 landlords
Avg rental loss$12,680/yr
Landlords (rental income)162
Reported capital gains176
Investor exposure index(moderate vs national)55.3/100
The read

Owner-occupier stronghold

83% of homes here are owner-occupied and 13% rented, with 5% of landlords negatively geared.

Why it fits

83% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.9% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
111%
of household income to service a new loan
25.1 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $7,864/mo vs median rent $2,513/mo (+213% · +$1235/wk)

If rates move

At 4.2%: $6,279/mo (-1,585) · at 6.2% (current): $7,864/mo · at 8.2%: $9,601/mo (+1,737)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
18.8x
median home price as a multiple of annual household income
Stretched
Renting
35%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,171/mo, while renters pay about $2,513/mo — renting runs $342/mo higher on these medians.

Median price
$1.60M
Household income · yr
$85K
Median rent · wk
$580
Owner mortgage · mo
$2,171
Gross yield
1.9%

Household income

ABS Census · ATO
$85K household · yr+3.7% vs VIC suburb median
Personal
$47K
Family
$104K
Household
$85K
Household income distribution (ABS Census 2021 · weekly)fewer than 15% could service the median house
Under $300
17
$300-649
50
$650-999
42
$1,000-1,499
71
$1,500-1,999
52
$2,000-2,999
56
$3,000-3,999
29
$4,000+
55

Serviceability line: a household needs about $6,049/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 60% of households here would spend more than 30% of income on rent (rent stress line: $1,933/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (400 households)1.0% social housing
Owned outright
56%
Owned with mortgage
27%
Rented
13%
Dwelling structure59.5% of dwellings unoccupied on census night
Separate house
96%
Townhouse / semi
1%
Flat / apartment
2%

Getting to work: 48% drive, 0% public transport, 4% walk or cycle, 44% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1112
Students73
Government1
  • Aireys Inlet Primary SchoolPrimary · Government · ICSEA 1112

Livability

OSM · GTFS · schools + hospitals
28/ 100 livability index

Top 72% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 28% of Australian suburbs
WeakerTypicalStronger
Everyday access40
Public transport (4 stops)21
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime Year ending Mar 2026
1,263
3,099 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,099
Total incidents1,263· Year ending Mar 2026
  • Assault11252%
  • Sexual Offences4119%
  • Robbery52%
  • Break And Enter5727%

Building due diligence

Construction requirements can change by location.

2 broad-area layers staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone designation

Severe broad-area context

About 100.0% of the suburb is within Victoria's mapped Bushfire Prone Area.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Flood and moisture context

No mapped flood exposure

About 0.0% of the suburb intersects VIC LSIO.

May affect: Floor levels and drainage · Water-resistant assemblies · Material durability

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire-prone area

Vicmap Bushfire Prone Area
Designated ~100.0%
~100.0% of the suburb is within Victoria's designated Bushfire Prone Area

Share of the suburb within Victoria's gazetted Bushfire Prone Area (Vicmap, CC BY), point-sampled across the suburb. A Bushfire Prone Area is a planning designation that triggers the building code's bushfire construction provisions — it is not a graduated hazard rating or a property-level Bushfire Attack Level (BAL) assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Flood exposure

VIC LSIO
No mapped exposure ~0.0%
~0.0% of the suburb sits within a mapped flood-hazard area

Estimated exposure to the official flood-hazard layer (VIC LSIO), point-sampled across the suburb. This shows how much of the suburb sits within mapped flood-planning areas — it is not a property-level flood certificate. Areas without a completed flood study may be unmapped. Check the local council's flood maps for an individual property.

Short-term rentals

Inside Airbnb
180
active listings · ~183.9 per 1,000 residents
96%
entire homes (vs private rooms)
69%
run by multi-listing operators
Investment view Estimated
$415
median nightly (entire home)
5%
estimated occupancy
$7,920
estimated annual revenue (gross)

Estimated short-let income is 0.3× the $30,160/yr a long-term let would earn at the median rent — before management fees, cleaning, vacancy beyond the occupancy model, and short-stay regulation.

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

Vicmap Planning
Dominant zone Public Conservation & Resource (PCRZ)
Public / Open space 80% Rural / Green wedge 12% Residential 6% Commercial / Mixed 1% Other 1%
Residential density: Standard

Land-use mix estimated by point-sampling the suburb against Vicmap Planning scheme-zone polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Growth outlook · Surf Coast LGA

Victoria in Future 2023 · projection 2021–2036
Dwellings
+27.8%
20,680 → 26,430
+5,750 dwellings
Population
+27.6%
37,620 → 48,010
Households
+34%
14,650 → 19,630

LGA-level official projection (Victoria in Future 2023, DTP). Indicative of the wider council area, not a suburb-level forecast.

Population outlook

ABS projection · Lorne - Anglesea SA2 area · 2022 base
6,270 people · 20226,359 by 2032 (+1.4%)

ABS population projection (2022 base) for the Lorne - Anglesea SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Aireys Inlet VIC — Property Data and Demographics

Aireys Inlet is a small locality in Victoria within the Surf Coast local government area (postcode 3231). It is home to about 979 residents, with an older demographic and a median age of 57. Households earn a median income of $85K per year, with an average household size of 2.1 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.1% year-on-year at the LGA level. VIC employment has moved +0.8% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. VIC also had 41 Commonwealth-backed major projects under construction, 18 underway, and 24 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, technicians & trades. Employment in the area leans toward accommodation & food and professional services. The top ancestries reported are English, Australian, Irish.

Median house prices in Aireys Inlet stand at $1.6 million, having eased back by 2% over the last twelve months. The current median weekly rent is $580. This gives a gross rental yield of approximately 1.9%. The median monthly mortgage repayment is $2,171.

Aireys Inlet is served by 1 school, including 1 primary. The average ICSEA score is 1112, which is well above the national average of 1,000. Public transport access includes 4 bus stops. The crime rate in the Surf Coast LGA is below average at 3,099 incidents per 100,000 population.

From an investment perspective, Aireys Inlet shows a gross rental yield of approximately 1.9%, rated as low yield. Property prices are above the state median ($1.6M/$850K), placing it in the premium segment. The price-to-income ratio of 18.8x is considered stretched. House prices have moved -2.0% year-on-year. Population growth of +1.1% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield1.9%↓ Low Yield
Price vs State$1.6M/$850K↓ Above Median
Affordability18.8x↓ Stretched
Price Momentum-2.0%↓ Falling
Pop. Growth+1.1%· Stable
Development+0%· Steady
InvestmentVIC
Mortgage · mth$2,171
Rent · wk(Census)$350
Market rent · wk(Sep 2025)$580
Gross yield1.1%
Price / income18.8x
Sales vol (latest Q)(2025-Q4)2
Population growth · Surf Coast LGAABS ERP
Population (2025)40,265
5-year growth+2.4% CAGR
YoY change+1.1%
20012025
Development · Surf Coast LGAABS Approvals
Approvals (2026)254
Houses 89%Units 11%
YoY change+0%
Employment · Surf Coast LGASALM
Unemployment (Dec-25)1.7%
YoY change+0.1pp
Dec-10Dec-25
Property investors · Postcode 3231ATO
Negatively geared4.6%
47 of filers
Avg rental loss$12,680/yr
Landlords (rental income)162
Reported capital gains176
People & prosperity
DemographicsCensus 21
Population979
Median age57
Household size2.1
HH income · wk$1,642
Personal income · wk$895
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)7/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,187 → $1,642
Change+38.3%
vs VIC median+14.8 pp
Median rent+13.3%
gentrifyingvs VIC 2016–21
Top occupationsCensus
Professionals132Managers92Technicians & Trades53Community & Personal Service46Clerical & Administrative45
Top industriesCensus
Accommodation & Food59Professional Services56Healthcare54Construction52Education41
Top ancestryCensus
English402Australian324Irish199Scottish167German49
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations1
Cafes & dining8
TransportGTFS
Bus stops4
Hospitals · Surf Coast LGAAIHW
Public2
Private0
Hesse Rural Health Service [Winchelsea]public
Lorne Community Hospitalpublic
Aged care · Surf Coast LGAGEN
Facilities6
Residential places429
Ocean Mist Aged Care120 places
Villa Maria Catholic Homes Star of the Sea Aged Care Residence96 places
Calvary Elouera75 places
Calvary Cordelia Grove60 places
Hesse Rural Health Service Nursing Home56 places
Lorne Nursing Home22 places
Childcare · Surf Coast LGAACECQA
Services28
Approved places2,084
Exceeding NQS7
Torquay College Outside School Hours Care150 places
Childs Play Torquay141 places
Torquay Early Learning Centre134 places
Only About Children Torquay130 places
YMCA Torquay Coast Primary School OSHC120 places
Busy Bees at Torquay114 places
+22 more in Surf Coast LGA
Nearby in Surf Coast LGA12
Lorne$1.9M · 1,327Fairhaven$1.9M · 390Anglesea$1.1M · 3,208Jan Juc$1.3M · 4,151Torquay$1.3M · 18,534Winchelsea$645K · 2,456Bellbrae · 1,346Moriac · 852Freshwater Creek · 454Gherang · 391Deans Marsh · 368Gnarwarre · 297
Tax calculatorsaustax.tools
Stamp Duty CalculatorVIC ↗Land Tax CalculatorVIC ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Aireys Inlet has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Manual release files still matter here.

DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
VIC Property Sales Report · 2025-Q4 · DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.
medium stability · mixed acquisition · every update · quarterly
Available
Market rent
Homes Victoria · Sep 2025 · State market dataset
medium stability · automated · every update · quarterly
Available
Crime
VIC Crime Statistics Agency · Year ending Mar 2026 · Area-level release dataset
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 4 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.

Aireys Inlet FAQ

Common questions
  1. What LGA is Aireys Inlet in?

    Aireys Inlet is in the Surf Coast Local Government Area, VIC, postcode 3231. Council-level context for Surf Coast LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Aireys Inlet?

    The current median house price in Aireys Inlet, VIC is $1.6M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Aireys Inlet?

    The median weekly rent in Aireys Inlet is $580/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Aireys Inlet?

    Rent context available: Aireys Inlet has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Aireys Inlet a good investment?

    QuickProperty's investment signals for Aireys Inlet show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Aireys Inlet?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Aireys Inlet data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.