Moe (VIC 3825) in Focus 2026: Is It a Good Investment? R-Score 99/100, 5% Yield & Best Streets

Market Classification: High-Yield & Momentum Sweet Spot · R-Score: 99/100 (National Rank #254 of 15,286) · Street Average: 15/100 across 232 streets.

In a 6%+ interest rate environment, most Australian suburbs force investors to choose between capital growth momentum and holding cashflow. Moe is one of the rare markets in VIC currently delivering both: a 99/100 R-Score paired with a 5% gross rental yield at a $456,650 median price. That yield profile preserves bank borrowing serviceability so investors can sequence their next acquisition without a punishing cashflow deficit.

“I’d treat the street data as the practical filter here. Only six of 176 streets scored 75 or more, so a buyer needs to be selective rather than assume the suburb’s 5% yield applies equally to every pocket. That is basic work, but the numbers make it necessary.”

Looking for the live, monthly-updated numbers? The Moe (VIC) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Moe 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 Moe (VIC 3825), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Latrobe (C) (Vic.) (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 7,365 residential addresses.

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

Over the past 12 months, Moe’s median house price moved +20.2% (from $380,000 to $456,650), bringing its 3-year cumulative price movement to -2.4% (from $468,000 three years ago). On the rental side, median weekly asking rents moved +10% over the past year to $440/wk (+3.8% over 36 months), equating to a 5% gross rental yield. Compared with 12 months ago—when Moe carried an R-Score of 97/100—its current composite R-Score of 99/100 represents a +2-point shift in underlying market pressure.

Indicator / R-Score Pillar	Moe (VIC) Current	12-Month / 36-Month Context
Composite Suburb R-Score	99 / 100	Ranked #254 of 15,286 suburbs (was 97/100 12m ago)
Median House Price	$456,650	12m change: +20.2% · 36m change: -2.4%
Median Weekly Rent & Gross Yield	$440/wk (5%)	12m rent change: +10% · 36m rent change: +3.8%
Rental Vacancy & Days on Market	3.5% vacancy	Median selling time: 77 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	33 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	34 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	71 / 100	Measures short/medium-term price velocity vs Latrobe (C) (Vic.) & VIC
Pillar 4: Yield Pressure	63 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Moe achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 7,365 addresses across 232 streets in Moe through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 6 streets (3% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Moe rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 16 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): 154 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 Moe (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 232 streets in Moe):

Top Street in Moe	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Scorpio Drive	75/100	63	86%	1.3%	$440/wk (3.8%)
#2 Comans Way	75/100	36	86%	1.3%	$440/wk (3.8%)
#3 Libra Crescent	75/100	28	86%	1.3%	$440/wk (3.8%)
#4 Ashlyn Parade	75/100	13	86%	1.3%	$440/wk (3.8%)
#5 Leonis Court	75/100	10	86%	1.3%	$440/wk (3.8%)

Streets Where Block-Level Tenure Trails the Moe 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 Moe:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Parer Avenue	0/100	39	44%	25%	$335/wk
Kingsford Street	0/100	36	44%	25%	$335/wk
Hinkler Street	0/100	13	44%	25%	$335/wk

3. Economic & Supply Drivers in Latrobe (C) (Vic.) Council (Victoria)

Moe sits within the Latrobe (C) (Vic.) Local Government Area, which has a residential population of approximately 79,112 (+2% population movement over the past 3 years) and 34,167 total dwellings. Three council-level fundamentals shape Moe’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Latrobe (C) (Vic.) are Health Care and Social Assistance (16%), Retail Trade (12%), Public Administration and Safety (9%), Education and Training (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, Latrobe (C) (Vic.) approved 1.5% new dwelling stock (~492.07 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Latrobe (C) (Vic.) currently has $4.6 billion in tracked major infrastructure projects (placing it in the 73th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Moe at today’s median price of $456,650 and median rent of $440/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	Moe Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$456,650	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$113,249	$91,330 deposit (80% LVR) + ~$21,919 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$365,320	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$22,880/yr ($440/wk)	5% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$27,856/yr	Assumes 6.25% interest-only ($22,833/yr) + ~1.1% for council rates, insurance & property management ($5,023/yr)
Pre-Tax Weekly Cashflow Position	-$96/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Rare Convergence of 5%+ Gross Rental Yield and Top-Quartile Demand. Based on our September 2026 data, Moe is best suited to first-time property investors, homeowners unlocking $150k–$250k in equity, and second/third property buyers who need strong rental yield (5%) to preserve bank borrowing capacity while capturing capital growth.

1. Never Buy Blind on the Suburb Median: In Moe, 154 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Moe Street Score Hub and target the 6 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Scorpio Drive, 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.