Suburb Deep Dives · 18 October 2026 · 6 min read
Lakes Entrance (VIC 3909) in Focus 2026: $545,000 Median, 4.8% Yield & 97/100 R-Score
Is Lakes Entrance (VIC 3909) a good suburb to invest in 2026? Our September 2026 quantitative audit scores Lakes Entrance at 97/100 (Ranked #552 of 15,286 suburbs), with a $545,000 median house price (+2.8% 12m), $500/wk rent (4.8% yield), and 32 top-tier streets scoring 75–100/100.
Market Classification: Accelerating Momentum Turnaround · R-Score: 97/100 (National Rank #552 of 15,286) · Street Average: 34/100 across 163 streets.
Lagging 12-month median price tables often miss the inflection point when a suburb transitions from quiet accumulation into active expansion. Over the past year, Lakes Entrance’s R-Score has climbed by +40 points to 97/100 as days on market (135 days) and rental vacancy (3.5%) tightened ahead of the broader VIC market.
Below is our full September 2026 quantitative and street-level breakdown for Lakes Entrance (VIC 3909), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for East Gippsland (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 4,898 residential addresses.
1. Lakes Entrance (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)
Over the past 12 months, Lakes Entrance’s median house price moved +2.8% (from $530,000 to $545,000), bringing its 3-year cumulative price movement to +3% (from $529,000 three years ago). On the rental side, median weekly asking rents moved +13.6% over the past year to $500/wk (+35.9% over 36 months), equating to a 4.8% gross rental yield. Compared with 12 months ago—when Lakes Entrance carried an R-Score of 57/100—its current composite R-Score of 97/100 represents a +40-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Lakes Entrance (VIC) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 97 / 100 | Ranked #552 of 15,286 suburbs (was 57/100 12m ago) |
| Median House Price | $545,000 | 12m change: +2.8% · 36m change: +3% |
| Median Weekly Rent & Gross Yield | $500/wk (4.8%) | 12m rent change: +13.6% · 36m rent change: +35.9% |
| Rental Vacancy & Days on Market | 3.5% vacancy | Median selling time: 135 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 26 / 100 | Measures days-on-market compression, vendor discounting & sales velocity |
| Pillar 2: Supply & Ownership | 42 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 77 / 100 | Measures short/medium-term price velocity vs East Gippsland & 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 Lakes Entrance (VIC)
Why do two 4-bedroom houses in Lakes Entrance achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 4,898 addresses across 163 streets in Lakes Entrance through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 32 streets (24% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Lakes Entrance rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 25 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): 75 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 Lakes Entrance (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 163 streets in Lakes Entrance):
| Top Street in Lakes Entrance | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Baades Road | 100/100 | 26 | 92% | 0% | $18775/wk (135.1%) |
| #2 Odonnell Drive | 100/100 | 22 | 92% | 0% | $18775/wk (135.1%) |
| #3 Bunga Creek Road | 100/100 | 16 | 92% | 0% | $18775/wk (135.1%) |
| #4 Hoggs Lane | 100/100 | 12 | 92% | 0% | $18775/wk (135.1%) |
| #5 Mitchelson Court | 100/100 | 12 | 92% | 0% | $18775/wk (135.1%) |
Streets Where Block-Level Tenure Trails the Lakes Entrance 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 Lakes Entrance:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Bills Street | 0/100 | 34 | 59% | 20.3% | $45000/wk |
| Country Club Drive | 0/100 | 27 | 59% | 20.3% | $45000/wk |
| Broome Street | 0/100 | 24 | 59% | 20.3% | $45000/wk |
3. Economic & Supply Drivers in East Gippsland Council (Victoria)
Lakes Entrance sits within the East Gippsland Local Government Area, which has a residential population of approximately 49,669 (+1.8% population movement over the past 3 years) and 24,214 total dwellings. Three council-level fundamentals shape Lakes Entrance’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across East Gippsland are Health Care and Social Assistance (16%), Retail Trade (12%), Accommodation and Food Services (9%), Agriculture, Forestry and Fishing (9%). 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, East Gippsland approved 1.5% new dwelling stock (~360.89 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
- Tracked Infrastructure Pipeline: East Gippsland currently has $1.8 billion in tracked major infrastructure projects (placing it in the 54th percentile of Australian councils).
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Lakes Entrance (September 2026)
What does it actually cost to acquire and hold a typical house in Lakes Entrance at today’s median price of $545,000 and median rent of $500/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 | Lakes Entrance Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $545,000 | Settled house median as of September 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $135,160 | $109,000 deposit (80% LVR) + ~$26,160 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $436,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $26,000/yr ($500/wk) | 4.8% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $33,245/yr | Assumes 6.25% interest-only ($27,250/yr) + ~1.1% for council rates, insurance & property management ($5,995/yr) |
| Pre-Tax Weekly Cashflow Position | -$139/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Lakes Entrance—And 3 Rules Before You Make an Offer
R-Score Jumped +40 Points Over the Past 12 Months. Based on our September 2026 data, Lakes Entrance is best suited to first-time property investors, homeowners unlocking $150k–$250k in equity, and second/third property buyers who need strong rental yield (4.8%) to preserve bank borrowing capacity while capturing capital growth.
- Never Buy Blind on the Suburb Median: In Lakes Entrance, 75 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Lakes Entrance Street Score Hub and target the 32 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Baades Road, 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 Lakes Entrance (VIC 3909) a good suburb for property investment in 2026?
As of September 2026, Lakes Entrance (VIC 3909) scores 97/100 on the 27-indicator Ripehouse R-Score (ranked #552 of 15,286 Australian suburbs). It is classified as a Accelerating Momentum Turnaround with a median house price of $545,000, median rent of $500/wk (4.8% gross yield), and vacancy rate of 3.5%.
How have house prices and rents performed in Lakes Entrance over the past 1 to 3 years?
Over the past 12 months, Lakes Entrance’s median house price moved +2.8% to $545,000, and +3% over the past 36 months. Median weekly asking rents moved +13.6% over the past year to $500/wk (4.8% gross yield).
What are the highest and lowest scoring streets in Lakes Entrance, VIC?
Across 163 streets (4,898 addresses) in Lakes Entrance, 32 streets score 75 to 100 on the Ripehouse Street Score, led by Baades Road (100/100, 92% owner-occupied), Odonnell Drive (100/100, 92% owner-occupied), Bunga Creek Road (100/100, 92% owner-occupied). Meanwhile, 75 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 Lakes Entrance?
At Lakes Entrance’s median house price of $545,000, an 80% LVR purchase ($436,000 loan) requires approximately $135,160 in cash or usable home equity ($109,000 deposit plus around $26,160 for stamp duty and acquisition costs). At $500/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$139/wk before tax deductions.
What is the housing supply pipeline and economic profile of East Gippsland Council?
Lakes Entrance is located in the East Gippsland (VIC) Local Government Area (population around 49,669, +1.8% 3yr growth). Annual building approvals sit at 1.5% of existing dwelling stock. Tracked major infrastructure spend is $1.8B. Top employment sectors are Health Care and Social Assistance (16%), Retail Trade (12%), Accommodation and Food Services (9%).
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.