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Suburb profile ·Mornington Peninsula LGA · VIC ·3927

Somers VIC 3927

Somers is in Mornington Peninsula LGA, VIC, postcode 3927, with population 1,857.

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.

$1.3M
-17.4% YoY
2014 → 2024 · 11 periods
ABS + state medians
$1.8M
$697K
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
$1.3M
House median, latest period
↓17.4%YoY D8 vs AU
Median rent
$391/wk
Market rent signal
D8 vs AU
Gross yield
1.6%
Low yield band
D3 vs AU
Population
1,857
2K local footprint
D8 vs AU
Schools
2
Matched school context
D8 vs AU
Drive to city
75 min
82.8 km to Melbourne CBD · free-flow
Transit to city
2h 24m
Public transport to Melbourne CBD · weekday 8am
Solar
512
32 added 12mo · 3MW

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-$967/wk (-$50,287/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage-4% vs suburbs of similar SEIFA advantage (decile 10)

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

Investment grade

Composite · growth · yield · stability
Fgrade · 3/100 · top 97% of 3,604AU suburbs
Peer distributionstronger than 3% of AU suburbs
WeakerTypicalStronger
Capital growth7
Rental yield9
Stability10
Volatility-23.9ppCycle-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 Somers

Owner-occupied 88%Rented 12%
Investor activityATO
Negatively geared7.3%
82 of 194 landlords
Avg rental loss$12,039/yr
Landlords (rental income)194
Reported capital gains206
Investor exposure index(moderate vs national)50.3/100
The read

Owner-occupier stronghold

85% of homes here are owner-occupied and 12% rented, with 7% of landlords negatively geared.

Why it fits

85% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.6% 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
76%
of household income to service a new loan
17.2 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $6,272/mo vs median rent $1,694/mo (+270% · +$1056/wk)

If rates move

At 4.2%: $5,008/mo (-1,264) · at 6.2% (current): $6,272/mo · at 8.2%: $7,657/mo (+1,385)

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
12.9x
median home price as a multiple of annual household income
Stretched
Renting
21%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,167/mo, while renters pay about $1,694/mo — owning runs $473/mo higher on these medians.

Median price
$1.28M
Household income · yr
$99K
Median rent · wk
$391
Owner mortgage · mo
$2,167
Gross yield
1.6%

Household income

ABS Census · ATO
$99K household · yr+20.4% vs VIC suburb median
Personal
$45K
Family
$119K
Household
$99K
Household income distribution (ABS Census 2021 · weekly)fewer than 15% could service the median house
Under $300
26
$300-649
47
$650-999
74
$1,000-1,499
118
$1,500-1,999
71
$2,000-2,999
132
$3,000-3,999
82
$4,000+
95

Serviceability line: a household needs about $4,824/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 34% of households here would spend more than 30% of income on rent (rent stress line: $1,303/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (686 households)
Owned outright
57%
Owned with mortgage
27%
Rented
12%
Dwelling structure39.8% of dwellings unoccupied on census night
Separate house
96%
Townhouse / semi
2%
Flat / apartment
0%

Getting to work: 62% drive, 0% public transport, 6% walk or cycle, 33% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total2
Avg ICSEA1045
Students209
Government2
  • Somers Primary SchoolPrimary · Government · ICSEA 1045
  • Somers School CampPrimary · Government

Livability

OSM · GTFS · schools + hospitals
54/ 100 livability index

Top 46% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 54% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (23 stops)59
Schools & hospitals56

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
11,588
6,718 per 100k
D8 vs AU

Crime

lga
Rate · per 100k6,718
Total incidents11,588· Year ending Mar 2026
  • Assault98642%
  • Sexual Offences32114%
  • Robbery432%
  • Break And Enter1,00543%

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

57.2%

Suburb share of occupied private dwellings recorded as separate houses.

23.3 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

11.7%

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

10.5 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: Somers 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.

Somers, VIC 3927 · 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 88.1% 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 ~88.1%
~88.1% 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
69
active listings · ~37.2 per 1,000 residents
97%
entire homes (vs private rooms)
30%
run by multi-listing operators
Investment view Estimated
$382
median nightly (entire home)
9%
estimated occupancy
$13,895
estimated annual revenue (gross)

Estimated short-let income is 0.7× the $20,332/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 Green Wedge (GWZ)
Rural / Green wedge 70% Public / Open space 15% Residential 15%
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 · Mornington Peninsula LGA

Victoria in Future 2023 · projection 2021–2036
Dwellings
+11.7%
93,600 → 104,550
+10,950 dwellings
Population
+10.1%
170,390 → 187,540
Households
+14.5%
71,000 → 81,300

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

Population outlook

ABS projection · Hastings - Somers SA2 area · 2022 base
24,063 people · 202224,657 by 2032 (+2.5%)

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

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

Somers (postcode 3927) is a small locality in Victoria within the Mornington Peninsula local government area. It is home to about 1,857 residents, with an older-leaning population and a median age of 53. Households earn a median income of $99K per year, with an average household size of 2.4 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.8% year-on-year at the LGA level. VIC employment has moved +0.8% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. VIC also had 41 Commonwealth-backed major projects under construction, 18 underway, and 24 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, technicians & trades. Employment in the area leans toward healthcare and education. The top ancestries reported are English, Australian, Irish.

Median house prices in Somers stand at $1.3 million, having fallen sharply by 17.4% over the last twelve months. The median weekly rent is $391 (Census 2021). This gives a gross rental yield of approximately 1.6%. The median monthly mortgage repayment is $2,167.

Somers is served by 2 schools, including 2 primary. The average ICSEA score is 1045, which is around the national average of 1,000. Public transport access includes 23 bus stops. The crime rate in the Mornington Peninsula LGA is moderate at 6,718 incidents per 100,000 population.

From an investment perspective, Gross rental yield sits at around 1.6% (low yield). Property prices are above the state median ($1.3M/$850K), placing it in the premium segment. The price-to-income ratio of 12.9x is considered stretched. House prices have moved -17.4% year-on-year. Population growth of +0.8% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield1.6%↓ Low Yield
Price vs State$1.3M/$850K↓ Above Median
Affordability12.9x↓ Stretched
Price Momentum-17.4%↓ Falling
Pop. Growth+0.8%· Stable
Development+0%· Steady
InvestmentVIC
Mortgage · mth$2,167
Rent · wk(Census)$391
Gross yield1.6%
Price / income12.9x
Sales vol (latest Q)(2025-Q4)16
Population growth · Mornington Peninsula LGAABS ERP
Population (2025)172,217
5-year growth+0.2% CAGR
YoY change+0.8%
20012025
Development · Mornington Peninsula LGAABS Approvals
Approvals (2026)742
Houses 61%Units 39%
YoY change+0%
Employment · Mornington Peninsula LGASALM
Unemployment (Dec-25)3.4%
YoY change-0.3pp
Dec-10Dec-25
Property investors · Postcode 3927ATO
Negatively geared7.3%
82 of filers
Avg rental loss$12,039/yr
Landlords (rental income)194
Reported capital gains206
People & prosperity
DemographicsCensus 21
Population1,857
Median age53
Household size2.4
HH income · wk$1,906
Personal income · wk$874
Persons / bedroom0.7
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)9/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,468 → $1,906
Change+29.8%
vs VIC median+6.3 pp
Median rent+20.3%
stablevs VIC 2016–21
Top occupationsCensus
Professionals249Managers121Technicians & Trades120Community & Personal Service105Clerical & Administrative88
Top industriesCensus
Healthcare111Education107Construction89Professional Services80Retail Trade67
Top ancestryCensus
English846Australian690Irish285Scottish276German94
Area & amenity
TransportGTFS
Bus stops23
Hospitals · Mornington Peninsula LGAAIHW
Public2
Private2
Rosebud Hospitalpublic
The Mornington Centrepublic
Beleura Private Hospitalprivate
The Bays Hospitalprivate
Aged care · Mornington Peninsula LGAGEN
Facilities26
Residential places2,568
Bentons Lodge - Residential Aged Service170 places
Regis Capel Sound170 places
Mt Eliza Gardens Aged Care150 places
Mornington Bay Care Community140 places
Somerville Gardens Care Community130 places
Racecourse Grange Residential Care129 places
+20 more in Mornington Peninsula LGA
Childcare · Mornington Peninsula LGAACECQA
Services110
Approved places6,704
Exceeding NQS31
Explorers Early Learning - Mornington153 places
Toorak College Preschool132 places
Westernport Child Care Centre130 places
Pelican Childcare Mount Martha124 places
Mt Eliza House Child Care and Early Learning Centre123 places
Story House Early Learning Mornington122 places
+104 more in Mornington Peninsula LGA
Nearby in Mornington Peninsula LGA12
Balnarring$1.3M · 2,371Sorrento$1.6M · 2,013Blairgowrie$1.5M · 2,786McCrae$1.3M · 3,311Baxter$725K · 2,166Tootgarook$851K · 3,178St Andrews Beach$1.5M · 974Crib Point$745K · 3,343Flinders$2.5M · 1,130Bittern$830K · 4,276Safety Beach$1.1M · 6,328Mornington$1.1M · 25,759
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

Somers 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 falling back to Census, not a market feed.

This gives you directional coverage, but it is weaker than a current rent release.

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
ABS Census 2021 · Using Census rent fallback
stable source · manual file · snapshot · census-cycle
Verify
Crime
VIC Crime Statistics Agency · Year ending Mar 2026 · Area-level release dataset
Available
Schools
ACARA 2025 · 2 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 · 23 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

Somers sits in Melbourne — explore the metro.

Somers FAQ

Common questions
  1. What LGA is Somers in?

    Somers is in the Mornington Peninsula Local Government Area, VIC, postcode 3927. Council-level context for Mornington Peninsula LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Somers?

    The current median house price in Somers, VIC is $1.3M, 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 Somers?

    The median weekly rent in Somers is $391/wk, based on ABS Census 2021 rent fallback.

  4. Is Somers a good investment?

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

  5. Where does QuickProperty get its data for Somers?

    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.

  6. How often is the Somers 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.