Suburb Deep Dives · 22 October 2026 · 6 min read
Mulgrave (VIC 3150) in Focus 2026: Is It a Good Investment? R-Score 95/100, 3.5% Yield & Best Streets
Is Mulgrave (VIC 3150) a good suburb to invest in 2026? Our September 2026 quantitative audit scores Mulgrave at 95/100 (Ranked #850 of 15,286 suburbs), with a $1,050,000 median house price (-5.4% 12m), $700/wk rent (3.5% yield), and 60 top-tier streets scoring 75–100/100.
Market Classification: Accelerating Momentum Turnaround · R-Score: 95/100 (National Rank #850 of 15,286) · Street Average: 52/100 across 367 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, Mulgrave’s R-Score has climbed by +15 points to 95/100 as days on market (55 days) and rental vacancy (2.1%) tightened ahead of the broader VIC market.
“I’d start with street-level evidence rather than the suburb headline. Three streets score 100 and show 98% owner-occupation, but 44 of 247 streets score below 50. That spread is material, so a buyer needs to be precise about the individual property, not just the postcode.”
Below is our full September 2026 quantitative and street-level breakdown for Mulgrave (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 9,864 residential addresses.
1. Mulgrave (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)
Over the past 12 months, Mulgrave’s median house price moved -5.4% (from $1,110,000 to $1,050,000), bringing its 3-year cumulative price movement to -5.8% (from $1,115,000 three years ago). On the rental side, median weekly asking rents moved +4.5% over the past year to $700/wk (+21.6% over 36 months), equating to a 3.5% gross rental yield. Compared with 12 months ago—when Mulgrave carried an R-Score of 80/100—its current composite R-Score of 95/100 represents a +15-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Mulgrave (VIC) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 95 / 100 | Ranked #850 of 15,286 suburbs (was 80/100 12m ago) |
| Median House Price | $1,050,000 | 12m change: -5.4% · 36m change: -5.8% |
| Median Weekly Rent & Gross Yield | $700/wk (3.5%) | 12m rent change: +4.5% · 36m rent change: +21.6% |
| Rental Vacancy & Days on Market | 2.1% vacancy | Median selling time: 55 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 | 35 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 76 / 100 | Measures short/medium-term price velocity vs Monash & VIC |
| Pillar 4: Yield Pressure | 52 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Mulgrave (VIC)
Why do two 4-bedroom houses in Mulgrave achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 9,864 addresses across 367 streets in Mulgrave through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 60 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 Mulgrave rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 143 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): 44 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 Mulgrave (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 367 streets in Mulgrave):
| Top Street in Mulgrave | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Katoomba Drive | 100/100 | 53 | 98% | 0% | $800/wk (3.8%) |
| #2 Blanton Drive | 100/100 | 45 | 98% | 0% | $800/wk (3.8%) |
| #3 Oliver Court | 100/100 | 29 | 98% | 0% | $800/wk (3.8%) |
| #4 Royal Oak Court | 100/100 | 23 | 98% | 0% | $800/wk (3.8%) |
| #5 Catesby Close | 100/100 | 16 | 98% | 0% | $800/wk (3.8%) |
Streets Where Block-Level Tenure Trails the Mulgrave 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 Mulgrave:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Hubbard Avenue | 25/100 | 42 | 70% | 7.5% | $660/wk |
| Einstein Avenue | 25/100 | 40 | 70% | 7.5% | $660/wk |
| Mayfair Close | 25/100 | 20 | 70% | 7.5% | $660/wk |
3. Economic & Supply Drivers in Monash Council (Victoria)
Mulgrave 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 Mulgrave’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 Mulgrave (September 2026)
What does it actually cost to acquire and hold a typical house in Mulgrave at today’s median price of $1,050,000 and median rent of $700/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 | Mulgrave Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $1,050,000 | Settled house median as of September 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $260,400 | $210,000 deposit (80% LVR) + ~$50,400 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $840,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $36,400/yr ($700/wk) | 3.5% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $64,050/yr | Assumes 6.25% interest-only ($52,500/yr) + ~1.1% for council rates, insurance & property management ($11,550/yr) |
| Pre-Tax Weekly Cashflow Position | -$532/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Mulgrave—And 3 Rules Before You Make an Offer
R-Score Jumped +15 Points Over the Past 12 Months. Based on our September 2026 data, Mulgrave is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($1,050,000) and 3.5% rental yield in VIC.
- Never Buy Blind on the Suburb Median: In Mulgrave, 44 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Mulgrave Street Score Hub and target the 60 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Katoomba Drive, 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 Mulgrave (VIC 3150) a good suburb for property investment in 2026?
As of September 2026, Mulgrave (VIC 3150) scores 95/100 on the 27-indicator Ripehouse R-Score (ranked #850 of 15,286 Australian suburbs). It is classified as a Accelerating Momentum Turnaround with a median house price of $1,050,000, median rent of $700/wk (3.5% gross yield), and vacancy rate of 2.1%.
How have house prices and rents performed in Mulgrave over the past 1 to 3 years?
Over the past 12 months, Mulgrave’s median house price moved -5.4% to $1,050,000, and -5.8% over the past 36 months. Median weekly asking rents moved +4.5% over the past year to $700/wk (3.5% gross yield).
What are the highest and lowest scoring streets in Mulgrave, VIC?
Across 367 streets (9,864 addresses) in Mulgrave, 60 streets score 75 to 100 on the Ripehouse Street Score, led by Katoomba Drive (100/100, 98% owner-occupied), Blanton Drive (100/100, 98% owner-occupied), Oliver Court (100/100, 98% owner-occupied). Meanwhile, 44 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 Mulgrave?
At Mulgrave’s median house price of $1,050,000, an 80% LVR purchase ($840,000 loan) requires approximately $260,400 in cash or usable home equity ($210,000 deposit plus around $50,400 for stamp duty and acquisition costs). At $700/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$532/wk before tax deductions.
What is the housing supply pipeline and economic profile of Monash Council?
Mulgrave is located in the Monash (VIC) Local Government Area (population around 211,833, +8.8% 3yr growth). Annual building approvals sit at 1.7% of existing dwelling stock. Tracked major infrastructure spend is $54.5B. Top employment sectors are Health Care and Social Assistance (14%), Education and Training (13%), Manufacturing (10%).
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.