Tullamarine (VIC 3043) in Focus 2026: Is It a Good Investment? R-Score 76/100, 3.5% Yield & Best Streets

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 76/100 (National Rank #3,807 of 15,286) · Street Average: 37/100 across 131 streets.

On the surface, Tullamarine attracts heavy buyer attention because of its $825,500 entry point and modern housing stock. However, council-wide building approvals in Hume are running at 3.8% of existing stock. In high-supply corridors like this, buying a generic new-build on the fringe exposes you to years of competing stage releases. The only way to outperform the Tullamarine median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

“I would not treat the 1.8% vacancy rate as permission to overlook the street data. With 64 of 110 streets scoring below 50, the suburb’s rental performance does not remove the need to buy selectively. I’d also budget around the $418 weekly shortfall rather than assume the 3.5% yield will carry the property.”

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

Below is our full October 2026 quantitative and street-level breakdown for Tullamarine (VIC 3043), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Hume (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 6,510 residential addresses.

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

Over the past 12 months, Tullamarine’s median house price moved -0.7% (from $831,000 to $825,500), bringing its 3-year cumulative price movement to +15% (from $718,000 three years ago). On the rental side, median weekly asking rents moved -7.6% over the past year to $550/wk (+17.4% over 36 months), equating to a 3.5% gross rental yield. Compared with 12 months ago—when Tullamarine carried an R-Score of 73/100—its current composite R-Score of 76/100 represents a +3-point shift in underlying market pressure.

Indicator / R-Score Pillar	Tullamarine (VIC) Current	12-Month / 36-Month Context
Composite Suburb R-Score	76 / 100	Ranked #3,807 of 15,286 suburbs (was 73/100 12m ago)
Median House Price	$825,500	12m change: -0.7% · 36m change: +15%
Median Weekly Rent & Gross Yield	$550/wk (3.5%)	12m rent change: -7.6% · 36m rent change: +17.4%
Rental Vacancy & Days on Market	1.8% vacancy	Median selling time: 37 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	36 / 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	62 / 100	Measures short/medium-term price velocity vs Hume & 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 Tullamarine (VIC)

Why do two 4-bedroom houses in Tullamarine achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 6,510 addresses across 131 streets in Tullamarine through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 18 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 Tullamarine rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 28 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): 64 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 Tullamarine (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 131 streets in Tullamarine):

Top Street in Tullamarine	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Dorothy Street	100/100	21	74%	3.4%	$603/wk (4.3%)
#2 Dalkeith Avenue	100/100	23	66%	4.1%	$600/wk (4.7%)
#3 Clyne Court	98/100	13	75%	3.1%	$603/wk (4.3%)
#4 Spring Street	76/100	105	64%	2.5%	$567/wk (4.2%)
#5 Dianne Drive	75/100	33	81%	0%	$600/wk (4.1%)

Streets Where Block-Level Tenure Trails the Tullamarine 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 Tullamarine:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Sycamore Avenue	25/100	25	44%	3.1%	$520/wk
Tullamarina Avenue	25/100	10	45%	2.8%	$521/wk
Millar Road	25/100	80	53%	2.7%	$495/wk

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

Tullamarine sits within the Hume Local Government Area, which has a residential population of approximately 278,885 (+10.4% population movement over the past 3 years) and 67,404 total dwellings. Three council-level fundamentals shape Tullamarine’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Hume are Transport, Postal and Warehousing (20%), Manufacturing (16%), 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, Hume approved 3.8% new dwelling stock (~3,044.37 dwellings). Because new approvals exceed 1.8% of stock, investors in Tullamarine must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Hume currently has $8.3 billion in tracked major infrastructure projects (placing it in the 83th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Tullamarine at today’s median price of $825,500 and median rent of $550/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	Tullamarine Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$825,500	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$204,724	$165,100 deposit (80% LVR) + ~$39,624 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$660,400	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$28,600/yr ($550/wk)	3.5% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$50,356/yr	Assumes 6.25% interest-only ($41,275/yr) + ~1.1% for council rates, insurance & property management ($9,081/yr)
Pre-Tax Weekly Cashflow Position	-$418/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our October 2026 data, Tullamarine is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($825,500) and 3.5% rental yield in VIC.

1. Never Buy Blind on the Suburb Median: In Tullamarine, 64 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Tullamarine Street Score Hub and target the 18 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Dorothy Street, 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.