Suburb Deep Dives · 19 October 2026 · 5 min read
Caulfield North (VIC 3161) in Focus 2026: $2,000,000 Median, 3.1% Yield & 70/100 R-Score
Is Caulfield North (VIC 3161) a good suburb to invest in 2026? Our September 2026 quantitative audit scores Caulfield North at 70/100 (Ranked #4,717 of 15,286 suburbs), with a $2,000,000 median house price (-17.4% 12m), $1200/wk rent (3.1% yield), and 8 top-tier streets scoring 75–100/100.
Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 70/100 (National Rank #4,717 of 15,286) · Street Average: 31/100 across 138 streets.
Caulfield North is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($2,000,000 median). Because gross rental yields sit at 3.1%, this is not a cashflow play—it is a scarcity and land-banking market suited to high-income investors or rentvestors who prioritise street-level prestige and long-term compounding over immediate net yield.
Below is our full September 2026 quantitative and street-level breakdown for Caulfield North (VIC 3161), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Glen Eira (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 10,694 residential addresses.
1. Caulfield North (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)
Over the past 12 months, Caulfield North’s median house price moved -17.4% (from $2,420,000 to $2,000,000), bringing its 3-year cumulative price movement to -27.1% (from $2,743,000 three years ago). On the rental side, median weekly asking rents moved +20% over the past year to $1200/wk (+23.2% over 36 months), equating to a 3.1% gross rental yield. Compared with 12 months ago—when Caulfield North carried an R-Score of 81/100—its current composite R-Score of 70/100 represents a -11-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Caulfield North (VIC) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 70 / 100 | Ranked #4,717 of 15,286 suburbs (was 81/100 12m ago) |
| Median House Price | $2,000,000 | 12m change: -17.4% · 36m change: -27.1% |
| Median Weekly Rent & Gross Yield | $1200/wk (3.1%) | 12m rent change: +20% · 36m rent change: +23.2% |
| Rental Vacancy & Days on Market | 4.1% vacancy | Median selling time: 80 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 24 / 100 | Measures days-on-market compression, vendor discounting & sales velocity |
| Pillar 2: Supply & Ownership | 31 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 68 / 100 | Measures short/medium-term price velocity vs Glen Eira & VIC |
| Pillar 4: Yield Pressure | 46 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Caulfield North (VIC)
Why do two 4-bedroom houses in Caulfield North achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 10,694 addresses across 138 streets in Caulfield North through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 8 streets (6% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Caulfield North rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 39 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
- Weaker / Caution Street Profile (Score 0–25): 77 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.
Top 5 Highest-Scoring Streets in Caulfield North (VIC)
These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 138 streets in Caulfield North):
| Top Street in Caulfield North | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 St Aubins Avenue | 75/100 | 60 | 77% | 0% | $788/wk (2.7%) |
| #2 Fosbery Avenue | 75/100 | 43 | 77% | 0% | $788/wk (2.7%) |
| #3 Orrong Grove | 75/100 | 36 | 72% | 0% | $795/wk (1.9%) |
| #4 Lambert Road | 75/100 | 19 | 72% | 0% | $795/wk (1.9%) |
| #5 Ripley Grove | 75/100 | 41 | 72% | 0% | $870/wk (3.3%) |
Streets Where Block-Level Tenure Trails the Caulfield North Average
By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Caulfield North:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Princes Street | 0/100 | 39 | 48% | 10.9% | $600/wk |
| Whitehall Court | 0/100 | 28 | 48% | 10.9% | $600/wk |
| Kinnoul Avenue | 0/100 | 14 | 48% | 10.9% | $600/wk |
3. Economic & Supply Drivers in Glen Eira Council (Victoria)
Caulfield North sits within the Glen Eira Local Government Area, which has a residential population of approximately 163,025 (+7.6% population movement over the past 3 years) and 59,814 total dwellings. Three council-level fundamentals shape Caulfield North’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Glen Eira are Health Care and Social Assistance (20%), Education and Training (16%), Retail Trade (10%), Professional, Scientific and Technical Services (8%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
- New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Glen Eira approved 1.3% new dwelling stock (~820.411 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
- State Comparison: Compare Caulfield North against the Top 25 Highest R-Score Suburbs in VIC.
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Caulfield North (September 2026)
What does it actually cost to acquire and hold a typical house in Caulfield North at today’s median price of $2,000,000 and median rent of $1200/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:
| Cashflow & Capital Item | Caulfield North Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $2,000,000 | Settled house median as of September 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $496,000 | $400,000 deposit (80% LVR) + ~$96,000 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $1,600,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $62,400/yr ($1200/wk) | 3.1% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $122,000/yr | Assumes 6.25% interest-only ($100,000/yr) + ~1.1% for council rates, insurance & property management ($22,000/yr) |
| Pre-Tax Weekly Cashflow Position | -$1146/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Caulfield North—And 3 Rules Before You Make an Offer
High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our September 2026 data, Caulfield North is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.
- Never Buy Blind on the Suburb Median: In Caulfield North, 77 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Caulfield North Street Score Hub and target the 8 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike St Aubins Avenue, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
- Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.
If there's a specific street you're weighing up right now, check its Street Score first — it's free, takes ten seconds, and tells you whether that street is pulling the suburb average up or riding on it.
Market data & R-Scores for locations in this article
Drill Down Into the Markets Mentioned Above
Inspect live monthly R-Scores, median prices, rental yields, and street-by-street scores for the cities and council areas referenced in this article:
Frequently asked questions
Is Caulfield North (VIC 3161) a good suburb for property investment in 2026?
As of September 2026, Caulfield North (VIC 3161) scores 70/100 on the 27-indicator Ripehouse R-Score (ranked #4,717 of 15,286 Australian suburbs). It is classified as a Affluent Owner-Occupier Upgrader Market with a median house price of $2,000,000, median rent of $1200/wk (3.1% gross yield), and vacancy rate of 4.1%.
How have house prices and rents performed in Caulfield North over the past 1 to 3 years?
Over the past 12 months, Caulfield North’s median house price moved -17.4% to $2,000,000, and -27.1% over the past 36 months. Median weekly asking rents moved +20% over the past year to $1200/wk (3.1% gross yield).
What are the highest and lowest scoring streets in Caulfield North, VIC?
Across 138 streets (10,694 addresses) in Caulfield North, 8 streets score 75 to 100 on the Ripehouse Street Score, led by St Aubins Avenue (75/100, 77% owner-occupied), Fosbery Avenue (75/100, 77% owner-occupied), Orrong Grove (75/100, 72% owner-occupied). Meanwhile, 77 streets score below 50 due to lower owner-occupation or public housing concentration above 5%.
How much deposit and weekly cashflow is needed to buy a median house in Caulfield North?
At Caulfield North’s median house price of $2,000,000, an 80% LVR purchase ($1,600,000 loan) requires approximately $496,000 in cash or usable home equity ($400,000 deposit plus around $96,000 for stamp duty and acquisition costs). At $1200/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$1146/wk before tax deductions.
What is the housing supply pipeline and economic profile of Glen Eira Council?
Caulfield North is located in the Glen Eira (VIC) Local Government Area (population around 163,025, +7.6% 3yr growth). Annual building approvals sit at 1.3% of existing dwelling stock. Top employment sectors are Health Care and Social Assistance (20%), Education and Training (16%), Retail Trade (10%).
General information only. It does not take your objectives, financial situation or needs into account, and nothing here is legal, financial, taxation or investment advice specific to your circumstances.