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Suburb profile ·Moreland LGA · VIC ·3055

Brunswick West VIC 3055

Brunswick West is in Moreland LGA, VIC, postcode 3055, with population 14,746.

The read

Livability-led

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.

$480/wk
Flat
+0.0% YoY
Dec 2020 → Sep 2025 · 20 periods
Homes Victoria · Sep 2025
$489
$350
Dec 2020Sep 2025
Why it fits

School coverage gives the page a stronger family/livability signal. 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
$1.1M
House median, latest period
↓18.6%YoY D7 vs AU
Median rent
$480/wk
Income-stretched rent market
→0.0%YoY D10 vs AU
Gross yield
2.3%
Low yield band
D7 vs AU
Population
14,746
15K local footprint
D10 vs AU
Schools
4
Matched school context
D10 vs AU
Drive to city
11 min
7.2 km to Melbourne CBD · free-flow
Transit to city
38 min
Public transport to Melbourne CBD · weekday 8am
Solar
986
54 added 12mo · 5MW

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-$703/wk (-$36,576/yr) · interest-only @ 6.4%, 80% LVR
Rent stabilitytypical — rents vary ±7.2% around trend
Value vs advantage+5% vs suburbs of similar SEIFA advantage (decile 8)

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 · 5/100 · top 95% of 3,604AU suburbs
Peer distributionstronger than 5% of AU suburbs
WeakerTypicalStronger
Capital growth1
Rental yield29
Stability83
Volatility-10.3ppCycle-1.0Affordability+1.5

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 Brunswick West

Owner-occupied 51%Rented 49%
Investor activityATO
Negatively geared6.9%
696 of 1,315 landlords
Avg rental loss$9,578/yr
Landlords (rental income)1,315
Reported capital gains1,108
Investor exposure index(high vs national)81/100
The read

Renter-heavy market

50% of homes here are owner-occupied and 48% rented, with 7% of landlords negatively geared.

What to check

48% rented — renter-heavy areas turn over faster and are more exposed to rate moves and investor sentiment. Gross yield 2.3% is thin for a rental-led market.

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
68%
of household income to service a new loan
15.4 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $5,292/mo vs median rent $2,080/mo (+154% · +$741/wk)

If rates move

At 4.2%: $4,225/mo (-1,067) · at 6.2% (current): $5,292/mo · at 8.2%: $6,461/mo (+1,169)

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
11.6x
median home price as a multiple of annual household income
Stretched
Renting
27%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,000/mo, while renters pay about $2,080/mo — renting runs $80/mo higher on these medians.

Median price
$1.08M
Household income · yr
$93K
Median rent · wk
$480
Owner mortgage · mo
$2,000
Gross yield
2.3%

Household income

ABS Census · ATO
$93K household · yr+13.5% vs VIC suburb median
Personal
$52K
Family
$132K
Household
$93K
Household income distribution (ABS Census 2021 · weekly)fewer than 15% could service the median house
Under $300
238
$300-649
733
$650-999
672
$1,000-1,499
992
$1,500-1,999
830
$2,000-2,999
1,209
$3,000-3,999
689
$4,000+
941

Serviceability line: a household needs about $4,071/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 45% of households here would spend more than 30% of income on rent (rent stress line: $1,600/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$54K → $66K

Housing stock and tenure

ABS Census 2021
Tenure (6,612 households)3.1% social housing
Owned outright
24%
Owned with mortgage
27%
Rented
48%
Dwelling structure13.4% of dwellings unoccupied on census night
Separate house
38%
Townhouse / semi
20%
Flat / apartment
41%

Getting to work: 39% drive, 7% public transport, 7% walk or cycle, 43% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total4
Avg ICSEA1146
Students1,432
Catholic1
Government3
  • Brunswick North Primary SchoolPrimary · Government · ICSEA 1151Zoned
  • Brunswick South West Primary SchoolPrimary · Government · ICSEA 1168
  • Brunswick North West Primary SchoolPrimary · Government · ICSEA 1140Zoned
  • St Joseph's SchoolPrimary · Catholic · ICSEA 1124

2 of 4 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
95/ 100 livability index

Top 5% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 95% of Australian suburbs
WeakerTypicalStronger
Everyday access96
Public transport (91 stops)95
Schools & hospitals81

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.

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
small second home screening context High 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

32.9%

Suburb share of occupied private dwellings recorded as separate houses.

47.6 pp below 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

47.7%

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

25.5 pp above the state median

State median 22.2% · 693 valid suburbs

Mapped hazards

No mapped bushfire exposure · No mapped flood exposure

The staged suburb layer shows no mapped exposure; this is not a property-level clearance. 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: Brunswick West 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.

Brunswick West, VIC 3055 · 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

No mapped bushfire exposure

About 0.0% 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 0.7% 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
Not designated ~0.0%
~0.0% 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 ~0.7%
~0.7% 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
86
active listings · ~5.8 per 1,000 residents
64%
entire homes (vs private rooms)
27%
run by multi-listing operators

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 Neighbourhood Residential (NRZ)
Residential 80% Public / Open space 14% Commercial / Mixed 5% Other 1%
Residential density: Low · 10% growth-zoned (RGZ/UGZ)

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.

Population outlook

ABS projection · Brunswick West SA2 area · 2022 base
14,684 people · 202217,273 by 2032 (+17.6%)

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

Full data detail Census · ATO · ABS · state datasets
Brunswick West VIC — Property Data and Demographics

Brunswick West (postcode 3055) is an established suburb in Victoria within the Moreland local government area. With a population of 14,746, the suburb has a mix of families and early-career residents with a median age of 34. Households earn a median income of $93K per year, with an average household size of 2.1 people. 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, clerical & administrative. Employment in the area leans toward healthcare and education. The top ancestries reported are English, Australian, Irish.

The median house price in Brunswick West is $1.1 million, having declined steeply by 18.6% over the past year. Units have a median price of $396,000 (-16% YoY). The current median weekly rent is $480. This gives a gross rental yield of approximately 2.3%. The median monthly mortgage repayment is $2,000.

Brunswick West is served by 4 schools, including 4 primary. The average ICSEA score is 1146, which is well above the national average of 1,000. Public transport access includes 91 bus stops.

From an investment perspective, Gross rental yield sits at around 2.3% (low yield). Property prices are near the state median ($1.1M/$850K). The price-to-income ratio of 11.6x is considered stretched. House prices have moved -18.6% year-on-year.

Market & money
Investment signalsHeuristics
Rental Yield2.3%↓ Low Yield
Price vs State$1.1M/$850K· Near Median
Affordability11.6x↓ Stretched
Price Momentum-18.6%↓ Falling
InvestmentVIC
Mortgage · mth$2,000
Rent · wk(Census)$366
Market rent · wk(Sep 2025)$480
Gross yield1.8%
Price / income11.6x
Sales vol (latest Q)(2025-Q4)33
Property investors · Postcode 3055ATO
Negatively geared6.9%
696 of filers
Avg rental loss$9,578/yr
Landlords (rental income)1,315
Reported capital gains1,108
People & prosperity
DemographicsCensus 21
Population14,746
Median age34
Household size2.1
HH income · wk$1,797
Personal income · wk$1,004
Persons / bedroom0.9
IncomeATO 22-23
Median income$66,073
Mean income$79,743
Earners10,720
YoY change+4.1%
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)10/10
Economic (IER)2/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$1,423 → $1,797
Change+26.3%
vs VIC median+2.8 pp
Median rent+13.3%
stablevs VIC 2016–21
Top occupationsCensus
Professionals3,406Managers1,224Clerical & Administrative1,110Community & Personal Service934Technicians & Trades808
Top industriesCensus
Healthcare1,295Education1,157Professional Services1,101Retail Trade696Public Admin & Safety638
Top ancestryCensus
English4,108Australian3,553Irish2,003Italian1,887Scottish1,435
Area & amenity
Local amenitiesOSM
Supermarkets4
Pharmacies4
GP / clinics7
Fuel stations3
Cafes & dining33
coles1
iga1
TransportGTFS
Bus stops91
Hospitals · Moreland LGAAIHW
Public0
Private3
Brunswick Private Hospitalprivate
Dorset Rehabilitation Centreprivate
John Fawkner Private Hospitalprivate
Aged care · Moreland LGAGEN
Facilities20
Residential places1,609
St Basil's Homes for the Aged in Victoria150 places
Craigcare Pascoe Vale140 places
Craigcare Plumpton Villa126 places
Anzac Lodge Private Nursing Home121 places
Glenroy Terrace Care Community121 places
Benetas Colton Close118 places
+14 more in Moreland LGA
Childcare · Moreland LGAACECQA
Services113
Approved places8,032
Exceeding NQS26
Coburg North PS TheirCare200 places
Guardian Childcare & Education Pascoe Vale188 places
Brunswick North West Primary School OSHC160 places · in suburb
Treetop Early Learning Pascoe Vale Pty Ltd140 places
Brunswick East Primary School OSHC Service136 places
Only About Children Coonans Hill136 places
+107 more in Moreland LGA
Nearby in Moreland LGA11
Pascoe Vale$1.1M · 18,171Fawkner$805K · 14,274Brunswick East$1.4M · 13,279Pascoe Vale South$1.2M · 10,534Coburg North$1.1M · 8,327Glenroy$850K · 23,792Brunswick$1.3M · 24,896Oak Park$1.1M · 6,714Coburg$1.3M · 26,574Hadfield$851K · 6,269Gowanbrae$1.0M · 2,971
Tax calculatorsaustax.tools
Stamp Duty CalculatorVIC ↗Land Tax CalculatorVIC ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Usable evidence

Brunswick West is usable, but it still needs cross-checking.

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 · No linked local crime series
Missing
Schools
ACARA 2025 · 4 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 · 91 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · No linked annual population growth series
stable source · automated · every update · annual
Missing
Building approvals
ABS Building Approvals · No linked approvals series
stable source · automated · every update · monthly
Missing
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

Brunswick West sits in Melbourne — explore the metro.

Brunswick West FAQ

Common questions
  1. What LGA is Brunswick West in?

    Brunswick West is in the Moreland Local Government Area, VIC, postcode 3055. Council-level context for Moreland LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Brunswick West?

    The current median house price in Brunswick West, VIC is $1.1M, 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 Brunswick West?

    The median weekly rent in Brunswick West is $480/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Brunswick West?

    Income-stretched rent market: Weekly rent screens at about 38% of annual income. 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 Brunswick West a good investment?

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

  6. Where does QuickProperty get its data for Brunswick West?

    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 Brunswick West 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.