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Suburb profile ·Yarra Ranges LGA · VIC ·3160

Belgrave Heights VIC 3160

Belgrave Heights is in Yarra Ranges LGA, VIC, postcode 3160, with population 1,398.

The read

Livability-led

The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.

$1.0M
-2.9% YoY
2014 → 2024 · 10 periods
ABS + state medians
$1.1M
$480K
2014 2024
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.0M
House median, latest period
↓2.9%YoY D6 vs AU
Median rent
$600/wk
Rent context available
D10 vs AU
Gross yield
3.0%
Low yield band
D9 vs AU
Population
1,398
1K local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
43 min
44.4 km to Melbourne CBD · free-flow
Transit to city
87 min
Public transport to Melbourne CBD · weekday 8am
Solar
1,039
84 added 12mo · 7MW

Price history

House and unit medians · ABS + state datasets

Rental vacancy rate

Official Homes Victoria (DFFH) figure · Greater Melbourne grain
Rental vacancy rate · Greater Melbourne
2.5%
Balanced market

Official vacancy is published at the Greater Melbourne 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-$559/wk (-$29,080/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage-12% vs suburbs of similar SEIFA advantage (decile 9)

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
Bgrade · 62/100 · top 38% of 3,604AU suburbs
Peer distributionstronger than 62% of AU suburbs
WeakerTypicalStronger
Capital growth79
Rental yield16
Stability96
Volatility-9.3ppCycle+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 Belgrave Heights

Owner-occupied 90%Rented 10%
Investor activityATO
Negatively geared7.7%
437 of 769 landlords
Avg rental loss$8,542/yr
Landlords (rental income)769
Reported capital gains540
The read

Owner-occupier stronghold

89% of homes here are owner-occupied and 10% rented, with 8% of landlords negatively geared.

Why it fits

89% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 3.0% 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
54%
of household income to service a new loan
12.3 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $5,022/mo vs median rent $2,600/mo (+93% · +$559/wk)

If rates move

At 4.2%: $4,010/mo (-1,012) · at 6.2% (current): $5,022/mo · at 8.2%: $6,132/mo (+1,109)

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
9.2x
median home price as a multiple of annual household income
Moderate
Renting
28%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $1,900/mo, while renters pay about $2,600/mo — renting runs $700/mo higher on these medians.

Median price
$1.02M
Household income · yr
$111K
Median rent · wk
$600
Owner mortgage · mo
$1,900
Gross yield
3.0%

Household income

ABS Census · ATO
$111K household · yr+34.7% vs VIC suburb median
Personal
$43K
Family
$120K
Household
$111K
Household income distribution (ABS Census 2021 · weekly)19% could service the median house
Under $300
15
$300-649
37
$650-999
42
$1,000-1,499
72
$1,500-1,999
47
$2,000-2,999
104
$3,000-3,999
55
$4,000+
78

Serviceability line: a household needs about $3,863/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 47% of households here would spend more than 30% of income on rent (rent stress line: $2,000/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (470 households)
Owned outright
37%
Owned with mortgage
52%
Rented
10%
Dwelling structure2.9% of dwellings unoccupied on census night
Separate house
99%
Townhouse / semi
0%
Flat / apartment
2%

Getting to work: 61% drive, 2% public transport, 1% walk or cycle, 34% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1078
Students776
Independent1
  • Belgrave Heights Christian SchoolCombined · Independent · ICSEA 1078

Livability

OSM · GTFS · schools + hospitals
23/ 100 livability index

Top 77% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 23% of Australian suburbs
WeakerTypicalStronger
Everyday access19
Public transport (5 stops)24
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
8,224
5,096 per 100k
D7 vs AU

Crime

lga
Rate · per 100k5,096
Total incidents8,224· Year ending Mar 2026
  • Assault89254%
  • Sexual Offences31419%
  • Robbery412%
  • Break And Enter40024%

Development screen

Could a secondary dwelling be worth investigating?

Limited supporting context
small second home screening context Medium broad constraint context

Policy position

Official source access limited

The official state policy page could not be reliably re-verified automatically in the latest review. Treat this screen as preliminary and confirm the current planning and building requirements with the state source and local council.

Rental use: Review against the official Planning Victoria guidance and local building requirements before use.

Open official policy source

Separate houses

95.5%

Suburb share of occupied private dwellings recorded as separate houses.

15.0 pp above the state median

State median 80.5% · 693 valid suburbs

Residential-zone context

0.0%

Broad suburb sampling only; the property zoning and overlays can differ.

Near the state median

State median 0.0% · 690 valid suburbs

Rental households

10.0%

Demand context only; it does not establish permission to rent a secondary dwelling.

12.2 pp below the state median

State median 22.2% · 693 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. The staged suburb layer shows no mapped exposure; this is not a property-level clearance.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Verify current source

    State policy position

    The current small second home position needs direct confirmation before relying on this screen.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Belgrave Heights unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Belgrave Heights, VIC 3160 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

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.

Planning zones

Vicmap Planning
Dominant zone Green Wedge A (GWAZ)
Rural / Green wedge 55% Public / Open space 33% Residential 12%
Residential density: Low

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 · Yarra Ranges LGA

Victoria in Future 2023 · projection 2021–2036
Dwellings
+14.6%
61,570 → 70,530
+8,960 dwellings
Population
+12%
157,420 → 176,270
Households
+17.1%
59,230 → 69,350

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

Population outlook

ABS projection · Belgrave - Selby SA2 area · 2022 base
9,985 people · 20229,652 by 2032 (-3.3%)

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

Full data detail Census · ATO · ABS · state datasets
Belgrave Heights VIC — Property Data and Demographics

Belgrave Heights (postcode 3160) is a small community in Victoria within the Yarra Ranges local government area. The area has roughly 1,398 residents and an established family demographic, with a median age of 40. Households earn a median income of $111K per year, with an average household size of 2.9 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.7% 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, technicians & trades, managers. Employment in the area leans toward construction and education. The top ancestries reported are English, Australian, Scottish.

Belgrave Heights has a median house price of $1.0 million, which has eased back by 2.9% year-on-year. The current median weekly rent is $600. This gives a gross rental yield of approximately 3.0%. The median monthly mortgage repayment is $1,900.

Belgrave Heights is served by 1 school, including 1 combined. The average ICSEA score is 1078, which is above the national average of 1,000. Public transport access includes 5 bus stops. The crime rate in the Yarra Ranges LGA is moderate at 5,096 incidents per 100,000 population.

On the investment side, Belgrave Heights shows a gross rental yield of approximately 3.0%, rated as moderate yield. Property prices are near the state median ($1.0M/$850K). The price-to-income ratio of 9.2x is considered moderate. House prices have moved -2.9% year-on-year. Population growth of +0.7% 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 Yield3.0%· Moderate Yield
Price vs State$1.0M/$850K· Near Median
Affordability9.2x· Moderate
Price Momentum-2.9%↓ Falling
Pop. Growth+0.7%· Stable
Development+0%· Steady
InvestmentVIC
Mortgage · mth$1,900
Rent · wk(Census)$373
Market rent · wk(Sep 2025)$600
Gross yield1.9%
Price / income9.2x
Sales vol (latest Q)(2025-Q4)5
Population growth · Yarra Ranges LGAABS ERP
Population (2025)160,906
5-year growth+0.3% CAGR
YoY change+0.7%
20012025
Development · Yarra Ranges LGAABS Approvals
Approvals (2026)450
Houses 55%Units 45%
YoY change+0%
Employment · Yarra Ranges LGASALM
Unemployment (Dec-25)4.1%
YoY change+0pp
Dec-10Dec-25
Property investors · Postcode 3160ATO
Negatively geared7.7%
437 of filers
Avg rental loss$8,542/yr
Landlords (rental income)769
Reported capital gains540
People & prosperity
DemographicsCensus 21
Population1,398
Median age40
Household size2.9
HH income · wk$2,132
Personal income · wk$827
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)9/10
Education (IEO)8/10
Economic (IER)9/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,695 → $2,132
Change+25.8%
vs VIC median+2.3 pp
Median rent+13%
stablevs VIC 2016–21
Top occupationsCensus
Professionals171Technicians & Trades118Managers101Community & Personal Service93Clerical & Administrative91
Top industriesCensus
Construction97Education97Healthcare89Retail Trade64Professional Services62
Top ancestryCensus
English650Australian540Scottish191Irish181Dutch85
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations0
Cafes & dining1
TransportGTFS
Bus stops5
Hospitals · Yarra Ranges LGAAIHW
Public2
Private0
Healesville Hospital and Yarra Valley Healthpublic
Yarra Ranges Healthpublic
Aged care · Yarra Ranges LGAGEN
Facilities14
Residential places1,203
Chirnside Views144 places
Mercy Place Montrose124 places
Estia Health Healesville120 places
Walmsley Aged Care120 places
Kirkbrae Kilsyth Nursing Home110 places
Estia Health Yarra Valley100 places
+8 more in Yarra Ranges LGA
Childcare · Yarra Ranges LGAACECQA
Services140
Approved places7,586
Exceeding NQS44
Oxley Kids235 places
Lilydale Lakeside Children's Centre156 places
Cire Early Learning - Lilydale122 places
Mount Evelyn Primary School Combined OSHC120 places
Cire Children's Centre Yarra Junction118 places
Sherbrooke Family and Children's Centre114 places
+134 more in Yarra Ranges LGA
Nearby in Yarra Ranges LGA12
Ferny Creek$1.1M · 1,524Kalorama$953K · 1,277Kallista$865K · 1,418Olinda$968K · 1,773Mount Dandenong$853K · 1,271Selby$850K · 1,626Tecoma$865K · 2,064Coldstream$826K · 2,199Sassafras$940K · 970Badger Creek$651K · 1,610Menzies Creek$877K · 966Chum Creek$833K · 981
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

Belgrave Heights 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 · 5 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.
Greater Melbourne

Belgrave Heights sits in Melbourne — explore the metro.

Belgrave Heights FAQ

Common questions
  1. What LGA is Belgrave Heights in?

    Belgrave Heights is in the Yarra Ranges Local Government Area, VIC, postcode 3160. Council-level context for Yarra Ranges LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Belgrave Heights?

    The current median house price in Belgrave Heights, VIC is $1.0M, 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 Belgrave Heights?

    The median weekly rent in Belgrave Heights is $600/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Belgrave Heights?

    Rent context available: Belgrave Heights 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 Belgrave Heights a good investment?

    QuickProperty's investment signals for Belgrave Heights show: Moderate Yield, Near Median, Moderate. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Belgrave Heights?

    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 Belgrave Heights 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.