Keysborough (VIC 3173) in Focus 2026: Is It a Good Investment? R-Score 92/100, 3.8% Yield & Best Streets

Market Classification: Established Family & Commuter Corridor · R-Score: 92/100 (National Rank #1,301 of 15,286) · Street Average: 57/100 across 526 streets.

Keysborough (VIC 3173) represents a bread-and-butter Australian family housing market($1,010,000 median price, $730/wk rent, 3.8% gross yield) supported by +6.1% 3-year council population movement. Here, investment returns are determined almost entirely by micro-location: separating quiet, >65% owner-occupied pockets from main-road or high-public-housing blocks.

“I’d treat the 69% owner-occupation figure on the top-scoring streets as a prompt for street-level due diligence, not a suburb-wide conclusion. With an 80% LVR holding cost of $455 a week, the buyer needs to be particularly disciplined on price and avoid paying a premium for a weaker pocket.”

Looking for the live, monthly-updated numbers? The Keysborough (VIC) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Keysborough 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 Keysborough (VIC 3173), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Greater Dandenong (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 13,733 residential addresses.

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

Over the past 12 months, Keysborough’s median house price moved -9.4% (from $1,115,000 to $1,010,000), bringing its 3-year cumulative price movement to -9.7% (from $1,119,000 three years ago). On the rental side, median weekly asking rents moved +1.4% over the past year to $730/wk (+15% over 36 months), equating to a 3.8% gross rental yield. Compared with 12 months ago—when Keysborough carried an R-Score of 94/100—its current composite R-Score of 92/100 represents a -2-point shift in underlying market pressure.

Indicator / R-Score Pillar	Keysborough (VIC) Current	12-Month / 36-Month Context
Composite Suburb R-Score	92 / 100	Ranked #1,301 of 15,286 suburbs (was 94/100 12m ago)
Median House Price	$1,010,000	12m change: -9.4% · 36m change: -9.7%
Median Weekly Rent & Gross Yield	$730/wk (3.8%)	12m rent change: +1.4% · 36m rent change: +15%
Rental Vacancy & Days on Market	3.1% vacancy	Median selling time: 36 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	47 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	38 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	69 / 100	Measures short/medium-term price velocity vs Greater Dandenong & VIC
Pillar 4: Yield Pressure	50 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Keysborough achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 13,733 addresses across 526 streets in Keysborough through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 154 streets (37% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Keysborough rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 223 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): 39 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 Keysborough (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 526 streets in Keysborough):

Top Street in Keysborough	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Palmyra Place	100/100	24	69%	0%	$775/wk (4.5%)
#2 Palmyra Street	100/100	24	69%	0%	$775/wk (4.5%)
#3 Colville Crescent	100/100	21	69%	0%	$775/wk (4.5%)
#4 Lagrange Mews	100/100	21	69%	0%	$775/wk (4.5%)
#5 Monrie Street	100/100	14	69%	0%	$775/wk (4.5%)

Streets Where Block-Level Tenure Trails the Keysborough 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 Keysborough:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Merrick Street	0/100	33	64%	10%	$650/wk
Melanie Close	0/100	19	64%	10%	$650/wk
Russet Court	0/100	11	64%	10%	$650/wk

3. Economic & Supply Drivers in Greater Dandenong Council (Victoria)

Keysborough sits within the Greater Dandenong Local Government Area, which has a residential population of approximately 168,684 (+6.1% population movement over the past 3 years) and 54,779 total dwellings. Three council-level fundamentals shape Keysborough’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Greater Dandenong are Manufacturing (22%), Health Care and Social Assistance (10%), Retail Trade (9%), Construction (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, Greater Dandenong approved 1.1% new dwelling stock (~620.227 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Greater Dandenong currently has $10.5 billion in tracked major infrastructure projects (placing it in the 86th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Keysborough at today’s median price of $1,010,000 and median rent of $730/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	Keysborough Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,010,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$250,480	$202,000 deposit (80% LVR) + ~$48,480 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$808,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$37,960/yr ($730/wk)	3.8% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$61,610/yr	Assumes 6.25% interest-only ($50,500/yr) + ~1.1% for council rates, insurance & property management ($11,110/yr)
Pre-Tax Weekly Cashflow Position	-$455/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Solid 92/100 R-Score Backed by Greater Dandenong Fundamentals. Based on our September 2026 data, Keysborough is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($1,010,000) and 3.8% rental yield in VIC.

1. Never Buy Blind on the Suburb Median: In Keysborough, 39 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Keysborough Street Score Hub and target the 154 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Palmyra Place, 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.