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Suburb profile ·Greater Geelong LGA · VIC ·3222

Curlewis VIC 3222

Curlewis is in Greater Geelong LGA, VIC, postcode 3222, with population 4,175.

The read

Growth-momentum

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.

$650K
-3.0% YoY
2014 → 2024 · 11 periods
ABS + state medians
$705K
$383K
2014 2024
Why it fits

Entry price sits in the lower-cost range for a first-pass screen. Population movement supports a growth-led read. Transport coverage adds a practical access signal.

Read full evidence → Compare suburb Run calculator
Median house
$650K
House median, latest period
↓3.0%YoY D3 vs AU
Median rent
$500/wk
Rent context available
D10 vs AU
Gross yield
4.0%
Moderate yield band
D10 vs AU
Population
4,175
4K local footprint
D9 vs AU
Schools
—
No matched school data
Drive to city
89 min
95.3 km to Melbourne CBD · free-flow
Solar
3,358
166 added 12mo · 21MW

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-$265/wk (-$13,780/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage-18% vs suburbs of similar SEIFA advantage (decile 6)

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
Dgrade · 37/100 · top 63% of 3,604AU suburbs
Peer distributionstronger than 37% of AU suburbs
WeakerTypicalStronger
Capital growth11
Rental yield62
Stability94
Volatility-6.9ppCycle-1.0

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 Curlewis

Owner-occupied 69%Rented 31%
Investor activityATO
Negatively geared5.4%
589 of 1,223 landlords
Avg rental loss$7,341/yr
Landlords (rental income)1,223
Reported capital gains977
Investor exposure index(moderate vs national)73.3/100
The read

Mixed owner-renter market

68% of homes here are owner-occupied and 30% rented, with 5% of landlords negatively geared.

Why it fits

A balanced 68% owner-occupier / 30% renter mix.

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
40%
of household income to service a new loan
9.1 yrs
to save a 20% deposit
Stretched
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $3,185/mo vs median rent $2,167/mo (+47% · +$235/wk)

If rates move

At 4.2%: $2,543/mo (-642) · at 6.2% (current): $3,185/mo · at 8.2%: $3,888/mo (+703)

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
6.8x
median home price as a multiple of annual household income
Moderate
Renting
27%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $1,777/mo, while renters pay about $2,167/mo — renting runs $390/mo higher on these medians.

Median price
$650K
Household income · yr
$95K
Median rent · wk
$500
Owner mortgage · mo
$1,777
Gross yield
4.0%

Household income

ABS Census · ATO
$95K household · yr+15.6% vs VIC suburb median
Personal
$44K
Family
$104K
Household
$95K
Household income distribution (ABS Census 2021 · weekly)32% could service the median house
Under $300
49
$300-649
104
$650-999
177
$1,000-1,499
241
$1,500-1,999
187
$2,000-2,999
359
$3,000-3,999
176
$4,000+
100

Serviceability line: a household needs about $2,450/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: $1,667/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (1,475 households)
Owned outright
25%
Owned with mortgage
43%
Rented
30%
Dwelling structure5.5% of dwellings unoccupied on census night
Separate house
99%
Townhouse / semi
1%
Flat / apartment
0%

Getting to work: 77% drive, 1% public transport, 1% walk or cycle, 19% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

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 access49
Public transport (13 stops)40
Schools & hospitals0

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
25,979
8,631 per 100k
D9 vs AU

Crime

lga
Rate · per 100k8,631
Total incidents25,979· Year ending Mar 2026
  • Assault2,13947%
  • Sexual Offences74316%
  • Robbery1153%
  • Break And Enter1,52834%

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

93.4%

Suburb share of occupied private dwellings recorded as separate houses.

12.9 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

30.4%

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

8.2 pp above 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: Curlewis 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.

Curlewis, VIC 3222 · 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 93.4% 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
Partly designated ~93.4%
~93.4% 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
20
active listings · ~4.8 per 1,000 residents
90%
entire homes (vs private rooms)
65%
run by multi-listing operators
Investment view Estimated
$291
median nightly (entire home)
11%
estimated occupancy
$10,476
estimated annual revenue (gross)

Estimated short-let income is 0.4× the $26,000/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 Farming (FZ)
Rural / Green wedge 72% Residential 18% Other 6% Public / Open space 4%
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 · Greater Geelong LGA

Victoria in Future 2023 · projection 2021–2036
Dwellings
+39.1%
120,820 → 168,120
+47,300 dwellings
Population
+35.8%
270,770 → 367,670
Households
+39.2%
110,010 → 153,110

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

Population outlook

ABS projection · Clifton Springs SA2 area · 2022 base
17,111 people · 202223,097 by 2032 (+35.0%)

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

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

Located in Victoria within the Greater Geelong local government area, Curlewis is a compact suburb (postcode 3222). With a population of 4,175, the suburb has a mix of families and early-career residents with a median age of 34. Households earn a median income of $95K per year, with an average household size of 2.7 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +2.2% 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, community & personal service. Employment in the area leans toward healthcare and construction. The top ancestries reported are English, Australian, Scottish.

Curlewis has a median house price of $650,000, which has dipped slightly by 3% year-on-year. The current median weekly rent is $500. This gives a gross rental yield of approximately 4.0%. The median monthly mortgage repayment is $1,777.

Public transport access includes 13 bus stops. The crime rate in the Greater Geelong LGA is higher than average at 8,631 incidents per 100,000 population.

From an investment perspective, Curlewis shows a gross rental yield of approximately 4.0%, rated as moderate yield. Property prices are near the state median ($650K/$850K). The price-to-income ratio of 6.8x is considered moderate. House prices have moved -3.0% year-on-year. Population growth of +2.2% year-on-year points to strong growth demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield4.0%· Moderate Yield
Price vs State$650K/$850K· Near Median
Affordability6.8x· Moderate
Price Momentum-3.0%↓ Falling
Pop. Growth+2.2%↑ Strong Growth
Development+0%· Steady
InvestmentVIC
Mortgage · mth$1,777
Rent · wk(Census)$405
Market rent · wk(Sep 2025)$500
Gross yield3.2%
Price / income6.8x
Sales vol (latest Q)(2025-Q4)36
Population growth · Greater Geelong LGAABS ERP
Population (2025)295,052
5-year growth+2.1% CAGR
YoY change+2.2%
20012025
Development · Greater Geelong LGAABS Approvals
Approvals (2026)2,937
Houses 82%Units 18%
YoY change+0%
Employment · Greater Geelong LGASALM
Unemployment (Dec-25)4.6%
YoY change-0.1pp
Dec-10Dec-25
Property investors · Postcode 3222ATO
Negatively geared5.4%
589 of filers
Avg rental loss$7,341/yr
Landlords (rental income)1,223
Reported capital gains977
People & prosperity
DemographicsCensus 21
Population4,175
Median age34
Household size2.7
HH income · wk$1,830
Personal income · wk$848
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)6/10
Education (IEO)6/10
Economic (IER)6/10
Disadvantage (IRSD)6/10
Income momentumCensus 16→21
HH income · wk$1,530 → $1,830
Change+19.6%
vs VIC median-3.9 pp
Median rent+11%
stablevs VIC 2016–21
Top occupationsCensus
Professionals382Technicians & Trades352Community & Personal Service277Managers244Clerical & Administrative239
Top industriesCensus
Healthcare360Construction263Retail Trade261Education157Accommodation & Food135
Top ancestryCensus
English1,756Australian1,638Scottish498Irish482Italian215
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies0
GP / clinics0
Fuel stations0
Cafes & dining3
woolworths1
TransportGTFS
Bus stops13
Hospitals · Greater Geelong LGAAIHW
Public2
Private3
The McKellar Centrepublic
University Hospital Geelongpublic
Epworth Geelongprivate
St John of God Geelong Hospitalprivate
The Geelong Clinicprivate
Aged care · Greater Geelong LGAGEN
Facilities33
Residential places3,322
Homestead Estate Residential Aged Care260 places
McKellar Centre193 places
Warralily Gardens180 places
Sea Views Manor150 places
Deborah Cheetham Retirement Village120 places
Estia Health Grovedale120 places
+27 more in Greater Geelong LGA
Childcare · Greater Geelong LGAACECQA
Services192
Approved places15,753
Exceeding NQS22
Kardinia Early Learning - Geelong305 places
Boorai Centre Ocean Grove203 places
Armstrong Creek East Children's Centre191 places
City Learning & Care - Ariston170 places
Korayn Birralee Family Centre157 places
Imagination Garden Geelong156 places
+186 more in Greater Geelong LGA
Nearby in Greater Geelong LGA12
Bell Post Hill$650K · 5,083Drysdale$634K · 4,976St Leonards$690K · 3,542East Geelong$795K · 4,012Portarlington$775K · 4,436Waurn Ponds$776K · 4,956Bell Park$650K · 5,602St Albans Park$585K · 4,942North Geelong$640K · 3,225Newcomb$550K · 4,704Mount Duneed$708K · 6,182Herne Hill$720K · 3,507
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

Curlewis 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 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 13 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.

Curlewis FAQ

Common questions
  1. What LGA is Curlewis in?

    Curlewis is in the Greater Geelong Local Government Area, VIC, postcode 3222. Council-level context for Greater Geelong LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Curlewis?

    The current median house price in Curlewis, VIC is $650K, 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 Curlewis?

    The median weekly rent in Curlewis is $500/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Curlewis?

    Rent context available: Curlewis 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 Curlewis a good investment?

    QuickProperty's investment signals for Curlewis 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 Curlewis?

    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 Curlewis 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.