The read
Affordability-first
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.
Nyora VIC 3987
Nyora is in South Gippsland LGA, VIC, postcode 3987, with population 1,644.
Median house
—
No local house series
Median rent
$433/wk
Rent context available
D9 vs AU
Gross yield
—
Need rent + price
Population
1,644
2K local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
1h 31m
101.8 km to Melbourne CBD · free-flow
Solar
343
19 added 12mo · 2MW
Price history
No price history available
Price series isn't recorded for this suburb. Census housing data is shown instead.
Median mortgage · mth$1,733
Median rent · wk$315
Rental vacancy rate
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
Investor profile
Who invests in Nyora
Investor activityATO
Avg rental loss$8,134/yr
Landlords (rental income)107
Reported capital gains57
The read
Owner-occupier stronghold
90% of homes here are owner-occupied and 7% rented, with 7% of landlords negatively geared.
Why it fits
90% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.
ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.
Affordability
24%
median weekly rent as a share of gross household income (the 30% rule)
This suburb 24% · VIC median 17%
Nationally · lighter rent burden than 23% of AU suburbs
Owners with a mortgage repay a median of $1,733/mo, while renters pay about $1,876/mo — renting runs $143/mo higher on these medians.
- Household income · yr
- $95K
- Median rent · wk
- $433
- Owner mortgage · mo
- $1,733
Household income
$95K household · yr+15.5% vs VIC suburb median
Household income distribution (ABS Census 2021 · weekly)
At the median asking rent, about 40% of households here would spend more than 30% of income on rent (rent stress line: $1,443/wk income).
Housing stock and tenure
Tenure (510 households)
Dwelling structure6.4% of dwellings unoccupied on census night
Getting to work: 75% drive, 0% public transport, 3% walk or cycle, 17% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).
Schools
Total1
Avg ICSEA984
Students29
Government1
- Nyora Primary SchoolPrimary · Government · ICSEA 984
Livability
19/ 100 livability index
Top 81% most liveable of 4,565Australian suburbs.
Peer distributionstronger than 19% of Australian suburbs
WeakerTypicalStronger
Everyday access19
Public transport (2 stops)15
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
2,660
8,499 per 100k
D9 vs AU
Crime
Rate · per 100k8,499
Total incidents2,660· Year ending Mar 2026
- Assault19527%
- Sexual Offences29040%
- Robbery10%
- Break And Enter23332%
Development screen
Could a secondary dwelling be worth investigating?
small second home screening context High broad constraint context
Policy position
Official source access limitedThe 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 sourceSeparate houses
93.0%Suburb share of occupied private dwellings recorded as separate houses.
12.5 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
6.7%Demand context only; it does not establish permission to rent a secondary dwelling.
15.5 pp below the state median
State median 22.2% · 693 valid suburbs
Mapped hazards
bushfire high · flood presentThe staged suburb layer indicates a broad-area constraint that needs address-level checking. The staged suburb layer indicates a broad-area constraint that needs address-level checking.
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.
- 01 Verify current source
State policy position
The current small second home position needs direct confirmation before relying on this screen.
- 02 Property dependent
Planning pathway
Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.
- 03 Design dependent
Building approval
Confirm the building approval route after the design, site classifications, services and construction requirements are known.
- 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
Site controls
Lot area and dimensions
Confirm title dimensions, usable site area and any minimum lot threshold.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Evidence packMissing
Metadata only. QuickProperty does not store or upload the underlying document.
Building due diligence
Construction requirements can change by location.
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 CONTEXTBushfire-prone designation
Severe broad-area contextAbout 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
Low broad-area contextAbout 4.4% of the suburb intersects VIC LSIO.
May affect: Floor levels and drainage · Water-resistant assemblies · Material durability
Check the property
ADDRESS + DESIGNNCC climate zone
Check the propertyConfirm 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 requiredA 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 propertyConfirm 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
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
Low exposure ~4.4%
~4.4% 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
Dominant zone Farming (FZ)
Rural / Green wedge 86% Residential 7% Other 6% Public / Open space 2%
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 · South Gippsland LGA
Dwellings
+18.1%
17,150 → 20,250
+3,100 dwellings
Population
+15.5%
30,380 → 35,100
Households
+20.5%
13,090 → 15,770
LGA-level official projection (Victoria in Future 2023, DTP). Indicative of the wider council area, not a suburb-level forecast.
Population outlook
9,914 people · 202210,638 by 2032
(+7.3%)
ABS population projection (2022 base) for the Korumburra SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.
Full data detail
Nyora VIC — Property Data and Demographics
Nyora (postcode 3987) is a close-knit residential community in Victoria within the South Gippsland local government area. With a population of 1,644, the suburb has an established family demographic with a median age of 41. Households earn a median income of $95K 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 +0.6% 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 technicians & trades, managers, clerical & administrative. Employment in the area leans toward construction and agriculture. The top ancestries reported are Australian, English, Scottish.
The current median weekly rent is $433. The median monthly mortgage repayment is $1,733.
Nyora is served by 1 school, including 1 primary. The average ICSEA score is 984, which is around the national average of 1,000. Public transport access includes 2 bus stops. The crime rate in the South Gippsland LGA is higher than average at 8,499 incidents per 100,000 population.
On the investment side, Population growth of +0.6% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.
Market & money
Investment signalsHeuristics
Pop. Growth+0.6%· Stable
Development+0%· Steady
InvestmentVIC
Mortgage · mth$1,733
Rent · wk(Census)$315
Market rent · wk(Sep 2025)$433
Population growth · South Gippsland LGAABS ERP
Population (2025)31,109
5-year growth+0.5% CAGR
YoY change+0.6%
20012025
Development · South Gippsland LGAABS Approvals
Approvals (2026)138
YoY change+0%
Employment · South Gippsland LGASALM
Unemployment (Dec-25)2.6%
YoY change-0.5pp
Dec-10Dec-25
Property investors · Postcode 3987ATO
Avg rental loss$8,134/yr
Landlords (rental income)107
Reported capital gains57
People & prosperity
DemographicsCensus 21
Population1,644
Median age41
Household size2.9
HH income · wk$1,828
Personal income · wk$771
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)6/10
Education (IEO)4/10
Economic (IER)8/10
Disadvantage (IRSD)5/10
Income momentumCensus 16→21
HH income · wk$1,404 → $1,828
Change+30.2%
vs VIC median+6.7 pp
Median rent+31.2%
stable
Top occupationsCensus
Top industriesCensus
Top ancestryCensus
Area & amenity
Local amenitiesOSM
TransportGTFS
Hospitals · South Gippsland LGAAIHW
Public3
Private0
Gippsland Southern Health Service - Korumburra
Gippsland Southern Health Service - Leongatha
South Gippsland Hospital [Foster]
Aged care · South Gippsland LGAGEN
Facilities7
Residential places332
Calvary Strzelecki House
Prom Country Aged Care
Carinya Lodge Hostel
Woorayl Lodge Hostel
Koorooman House Nursing Home
Hillside Lodge Hostel
+1 more in South Gippsland LGA
Childcare · South Gippsland LGAACECQA
Services25
Approved places1,198
Exceeding NQS6
Brown Street Children's Centre
Karmai Community Children's Centre
Leongatha Early Learning Centre
Leongatha Children's Centre
Mirboo North Early Learning Centre
Prom Coast Centre for Children
+19 more in South Gippsland LGA
Nearby in South Gippsland LGA12
Tax calculatorsaustax.tools
Shortlist workspace
Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.
Current status
Add Nyora if it deserves a shortlist slot.
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EMPTY SET
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Open rankings to save the first candidates.
Sources & freshness
Strong evidence
There is enough direct local evidence on Nyora 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 · 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
Market rent
Homes Victoria · Sep 2025 · State market dataset
medium stability · automated · every update · quarterly
Crime
VIC Crime Statistics Agency · Year ending Mar 2026 · Area-level release dataset
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Transport
GTFS feeds · 2 matched stops/stations
medium stability · manual file · snapshot · mixed
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
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.
Nyora FAQ
Common questions-
What LGA is Nyora in?
Nyora is in the South Gippsland Local Government Area, VIC, postcode 3987. Council-level context for South Gippsland LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
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What is the typical weekly rent in Nyora?
The median weekly rent in Nyora is $433/wk, based on the current market rent dataset. The current rent signal is rent context available.
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What does the rent signal say about Nyora?
Rent context available: Nyora 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.
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Is Nyora a good investment?
QuickProperty's investment signals for Nyora show: Stable, Steady. These are computed from price, rent, income, and population data — not an opaque score.
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Where does QuickProperty get its data for Nyora?
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.
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How often is the Nyora 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.