Glen Waverley (VIC 3150) in Focus 2026: Is It a Good Investment? R-Score 95/100, 2.7% Yield & Best Streets

Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 95/100 (National Rank #906 of 15,286) · Street Average: 46/100 across 562 streets.

Glen Waverley is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,555,000 median). Because gross rental yields sit at 2.7%, 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’d treat the 78 streets scoring 75 or higher as a starting point, not a shortcut. With a median house price of $1.555 million and reported cashflow of negative $1,024 a week at 80% LVR, street quality matters, but so does being realistic about the holding cost.”

Looking for the live, monthly-updated numbers? The Glen Waverley (VIC) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Glen Waverley street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full September 2026 quantitative and street-level breakdown for Glen Waverley (VIC 3150), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Monash (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 21,548 residential addresses.

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

Over the past 12 months, Glen Waverley’s median house price moved -11.6% (from $1,760,000 to $1,555,000), bringing its 3-year cumulative price movement to -22.6% (from $2,009,000 three years ago). On the rental side, median weekly asking rents moved +4% over the past year to $800/wk (+43.3% over 36 months), equating to a 2.7% gross rental yield. Compared with 12 months ago—when Glen Waverley carried an R-Score of 92/100—its current composite R-Score of 95/100 represents a +3-point shift in underlying market pressure.

Indicator / R-Score Pillar	Glen Waverley (VIC) Current	12-Month / 36-Month Context
Composite Suburb R-Score	95 / 100	Ranked #906 of 15,286 suburbs (was 92/100 12m ago)
Median House Price	$1,555,000	12m change: -11.6% · 36m change: -22.6%
Median Weekly Rent & Gross Yield	$800/wk (2.7%)	12m rent change: +4% · 36m rent change: +43.3%
Rental Vacancy & Days on Market	3.2% vacancy	Median selling time: 60 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	45 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	32 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	74 / 100	Measures short/medium-term price velocity vs Monash & 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 Glen Waverley (VIC)

Why do two 4-bedroom houses in Glen Waverley achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 21,548 addresses across 562 streets in Glen Waverley through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 78 streets (16% 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 Waverley rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 271 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): 125 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 Waverley (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 562 streets in Glen Waverley):

Top Street in Glen Waverley	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Mavista Avenue	100/100	30	80%	0%	$1225/wk (3.4%)
#2 Peartree Way	100/100	14	80%	0%	$1225/wk (3.4%)
#3 Kerferd Road	100/100	42	78%	0%	$975/wk (3.4%)
#4 Coppin Court	100/100	16	78%	0%	$975/wk (3.4%)
#5 Millan Court	100/100	9	78%	0%	$975/wk (3.4%)

Streets Where Block-Level Tenure Trails the Glen Waverley 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 Waverley:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Carramar Avenue	25/100	128	45%	3.6%	$650/wk
Jordan Grove	25/100	90	56%	2.5%	$750/wk
Tobias Avenue	25/100	67	56%	2.5%	$750/wk

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

Glen Waverley sits within the Monash Local Government Area, which has a residential population of approximately 211,833 (+8.8% population movement over the past 3 years) and 70,623 total dwellings. Three council-level fundamentals shape Glen Waverley’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Monash are Health Care and Social Assistance (14%), Education and Training (13%), Manufacturing (10%), Retail Trade (10%). 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, Monash approved 1.7% new dwelling stock (~1,247.61 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Monash currently has $54.5 billion in tracked major infrastructure projects (placing it in the 99th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Glen Waverley at today’s median price of $1,555,000 and median rent of $800/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 Waverley Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,555,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$385,640	$311,000 deposit (80% LVR) + ~$74,640 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,244,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$41,600/yr ($800/wk)	2.7% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$94,855/yr	Assumes 6.25% interest-only ($77,750/yr) + ~1.1% for council rates, insurance & property management ($17,105/yr)
Pre-Tax Weekly Cashflow Position	-$1024/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Glen Waverley—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 Waverley 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 Glen Waverley, 125 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Glen Waverley Street Score Hub and target the 78 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Mavista Avenue, 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.