Coburg North (VIC 3058) in Focus 2026: $1,100,000 Median, 2.8% Yield & 94/100 R-Score

Market Classification: Established Family & Commuter Corridor · R-Score: 94/100 (National Rank #992 of 15,286) · Street Average: 45/100 across 150 streets.

Coburg North (VIC 3058) represents a bread-and-butter Australian family housing market($1,100,000 median price, $600/wk rent, 2.8% gross yield). Here, investment returns are determined almost entirely by micro-location: separating quiet, >65% owner-occupied pockets from main-road or high-public-housing blocks.

Below is our full September 2026 quantitative and street-level breakdown for Coburg North (VIC 3058), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Moreland (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 5,882 residential addresses.

1. Coburg North (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Coburg North’s median house price moved +8.9% (from $1,010,000 to $1,100,000), bringing its 3-year cumulative price movement to +10.1% (from $999,000 three years ago). On the rental side, median weekly asking rents moved -4% over the past year to $600/wk (+9.5% over 36 months), equating to a 2.8% gross rental yield. Compared with 12 months ago—when Coburg North carried an R-Score of 94/100—its current composite R-Score of 94/100 represents a +0-point shift in underlying market pressure.

Indicator / R-Score Pillar	Coburg North (VIC) Current	12-Month / 36-Month Context
Composite Suburb R-Score	94 / 100	Ranked #992 of 15,286 suburbs (was 94/100 12m ago)
Median House Price	$1,100,000	12m change: +8.9% · 36m change: +10.1%
Median Weekly Rent & Gross Yield	$600/wk (2.8%)	12m rent change: -4% · 36m rent change: +9.5%
Rental Vacancy & Days on Market	1.8% vacancy	Median selling time: 63 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	46 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	33 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	73 / 100	Measures short/medium-term price velocity vs Moreland & VIC
Pillar 4: Yield Pressure	48 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Coburg North (VIC)

Why do two 4-bedroom houses in Coburg North achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 5,882 addresses across 150 streets in Coburg North through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 16 streets (13% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Coburg North rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 53 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): 59 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 Coburg 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 150 streets in Coburg North):

Top Street in Coburg North	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Arthur Street	100/100	71	72%	0%	$638/wk (4.2%)
#2 Tilley Street	100/100	26	72%	0%	$638/wk (4.2%)
#3 Calk Street	100/100	20	72%	0%	$638/wk (4.2%)
#4 Toxteth Park Street	100/100	20	72%	0%	$638/wk (4.2%)
#5 Hopetoun Crescent	100/100	15	72%	0%	$638/wk (4.2%)

Streets Where Block-Level Tenure Trails the Coburg 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 Coburg North:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Whitton Parade	0/100	33	50%	28.5%	$33400/wk
Boyd Crescent	0/100	25	50%	28.5%	$33400/wk
Julius Street	0/100	20	50%	28.5%	$33400/wk

3. Economic & Supply Drivers in Moreland Council (Victoria)

Coburg North sits within the Moreland Local Government Area and 70,711 total dwellings. Three council-level fundamentals shape Coburg North’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Moreland are Health Care and Social Assistance (17%), Education and Training (11%), Retail Trade (11%), Accommodation and Food 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, Moreland approved 1.8% new dwelling stock (~1,315.163 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Moreland currently has $2 million in tracked major infrastructure projects (placing it in the 5th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Coburg North (September 2026)

What does it actually cost to acquire and hold a typical house in Coburg North at today’s median price of $1,100,000 and median rent of $600/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	Coburg North Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,100,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$272,800	$220,000 deposit (80% LVR) + ~$52,800 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$880,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$31,200/yr ($600/wk)	2.8% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$67,100/yr	Assumes 6.25% interest-only ($55,000/yr) + ~1.1% for council rates, insurance & property management ($12,100/yr)
Pre-Tax Weekly Cashflow Position	-$690/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Coburg North—And 3 Rules Before You Make an Offer

Solid 94/100 R-Score Backed by Moreland Fundamentals. Based on our September 2026 data, Coburg 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.

1. Never Buy Blind on the Suburb Median: In Coburg North, 59 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Coburg North Street Score Hub and target the 16 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Arthur Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. 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.