Suburb Deep Dives · 26 October 2026 · 7 min read
Glen Iris (VIC 3146) in Focus 2026: Is It a Good Investment? R-Score 87/100, 3.2% Yield & Best Streets
Is Glen Iris (VIC 3146) a good suburb to invest in 2026? Our September 2026 quantitative audit scores Glen Iris at 87/100 (Ranked #2,087 of 15,286 suburbs), with a $1,790,000 median house price (-22.9% 12m), $1100/wk rent (3.2% yield), and 105 top-tier streets scoring 75–100/100.
Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 87/100 (National Rank #2,087 of 15,286) · Street Average: 49/100 across 243 streets.
Glen Iris is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,790,000 median). Because gross rental yields sit at 3.2%, 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.
“I would treat the 214 street scores as more useful than the suburb label. With 105 streets scoring 75 or more, there is genuine variation to sort through, but the negative $1,000 weekly cashflow at 80% LVR means street selection cannot compensate for an overly optimistic holding-cost assumption.”
Below is our full September 2026 quantitative and street-level breakdown for Glen Iris (VIC 3146), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Boroondara (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 14,316 residential addresses.
1. Glen Iris (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)
Over the past 12 months, Glen Iris’s median house price moved -22.9% (from $2,321,000 to $1,790,000), bringing its 3-year cumulative price movement to -11.5% (from $2,023,000 three years ago). On the rental side, median weekly asking rents moved +4.8% over the past year to $1100/wk (+37.7% over 36 months), equating to a 3.2% gross rental yield. Compared with 12 months ago—when Glen Iris carried an R-Score of 82/100—its current composite R-Score of 87/100 represents a +5-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Glen Iris (VIC) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 87 / 100 | Ranked #2,087 of 15,286 suburbs (was 82/100 12m ago) |
| Median House Price | $1,790,000 | 12m change: -22.9% · 36m change: -11.5% |
| Median Weekly Rent & Gross Yield | $1100/wk (3.2%) | 12m rent change: +4.8% · 36m rent change: +37.7% |
| Rental Vacancy & Days on Market | 2.2% vacancy | Median selling time: 56 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 37 / 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 | 78 / 100 | Measures short/medium-term price velocity vs Boroondara & VIC |
| Pillar 4: Yield Pressure | 59 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Glen Iris (VIC)
Why do two 4-bedroom houses in Glen Iris achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 14,316 addresses across 243 streets in Glen Iris through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 105 streets (49% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Glen Iris rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 58 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): 51 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 Glen Iris (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 243 streets in Glen Iris):
| Top Street in Glen Iris | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Bickleigh Street | 100/100 | 40 | 80% | 0% | $750/wk (5.7%) |
| #2 Howitt Street | 100/100 | 28 | 80% | 0% | $750/wk (5.7%) |
| #3 Turner Street | 100/100 | 24 | 80% | 0% | $750/wk (5.7%) |
| #4 Nepean Street | 100/100 | 20 | 80% | 0% | $750/wk (5.7%) |
| #5 Leopold Street | 100/100 | 76 | 71% | 0% | $995/wk (5.3%) |
Streets Where Block-Level Tenure Trails the Glen Iris 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 Glen Iris:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| King Street | 0/100 | 35 | 59% | 15% | $575/wk |
| Kyarra Road | 0/100 | 32 | 59% | 15% | $575/wk |
| Elm Road | 0/100 | 63 | 59% | 14.7% | $575/wk |
3. Economic & Supply Drivers in Boroondara Council (Victoria)
Glen Iris sits within the Boroondara Local Government Area, which has a residential population of approximately 178,601 (+5.5% population movement over the past 3 years) and 69,419 total dwellings. Three council-level fundamentals shape Glen Iris’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Boroondara are Education and Training (15%), Health Care and Social Assistance (15%), Professional, Scientific and Technical Services (14%), Retail Trade (13%). 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, Boroondara approved 1% new dwelling stock (~809.832 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
- Tracked Infrastructure Pipeline: Boroondara currently has $7.9 billion in tracked major infrastructure projects (placing it in the 81th percentile of Australian councils).
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Glen Iris (September 2026)
What does it actually cost to acquire and hold a typical house in Glen Iris at today’s median price of $1,790,000 and median rent of $1100/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 | Glen Iris Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $1,790,000 | Settled house median as of September 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $443,920 | $358,000 deposit (80% LVR) + ~$85,920 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $1,432,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $57,200/yr ($1100/wk) | 3.2% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $109,190/yr | Assumes 6.25% interest-only ($89,500/yr) + ~1.1% for council rates, insurance & property management ($19,690/yr) |
| Pre-Tax Weekly Cashflow Position | -$1000/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Glen Iris—And 3 Rules Before You Make an Offer
High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our September 2026 data, Glen Iris 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 Glen Iris, 51 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Glen Iris Street Score Hub and target the 105 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Bickleigh Street, 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.
Frequently asked questions
Is Glen Iris (VIC 3146) a good suburb for property investment in 2026?
As of September 2026, Glen Iris (VIC 3146) scores 87/100 on the 27-indicator Ripehouse R-Score (ranked #2,087 of 15,286 Australian suburbs). It is classified as a Affluent Owner-Occupier Upgrader Market with a median house price of $1,790,000, median rent of $1100/wk (3.2% gross yield), and vacancy rate of 2.2%.
How have house prices and rents performed in Glen Iris over the past 1 to 3 years?
Over the past 12 months, Glen Iris’s median house price moved -22.9% to $1,790,000, and -11.5% over the past 36 months. Median weekly asking rents moved +4.8% over the past year to $1100/wk (3.2% gross yield).
What are the highest and lowest scoring streets in Glen Iris, VIC?
Across 243 streets (14,316 addresses) in Glen Iris, 105 streets score 75 to 100 on the Ripehouse Street Score, led by Bickleigh Street (100/100, 80% owner-occupied), Howitt Street (100/100, 80% owner-occupied), Turner Street (100/100, 80% owner-occupied). Meanwhile, 51 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 Glen Iris?
At Glen Iris’s median house price of $1,790,000, an 80% LVR purchase ($1,432,000 loan) requires approximately $443,920 in cash or usable home equity ($358,000 deposit plus around $85,920 for stamp duty and acquisition costs). At $1100/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$1000/wk before tax deductions.
What is the housing supply pipeline and economic profile of Boroondara Council?
Glen Iris is located in the Boroondara (VIC) Local Government Area (population around 178,601, +5.5% 3yr growth). Annual building approvals sit at 1% of existing dwelling stock. Tracked major infrastructure spend is $7.9B. Top employment sectors are Education and Training (15%), Health Care and Social Assistance (15%), Professional, Scientific and Technical Services (14%).
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.