Suburb Deep Dives · 16 October 2026 · 6 min read
Warburton (VIC 3799) in Focus 2026: Is It a Good Investment? R-Score 96/100, 4.9% Yield & Best Streets
Data analysis by the Ripehouse research desk · Reviewed by Anna Cooper, Co-Founder & COO, former Managing Editor of Australian Property Investor Magazine
Is Warburton (VIC 3799) a good suburb to invest in 2026? Our October 2026 quantitative audit scores Warburton at 96/100 (Ranked #693 of 15,286 suburbs), with a $657,500 median house price (-4.7% 12m), $620/wk rent (4.9% yield), and 20 top-tier streets scoring 75–100/100.
Market Classification: Accelerating Momentum Turnaround · R-Score: 96/100 (National Rank #693 of 15,286) · Street Average: 59/100 across 84 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, Warburton’s R-Score has climbed by +21 points to 96/100 as days on market (135 days) and rental vacancy (2.7%) tightened ahead of the broader VIC market.
“I would not read the 4.9% gross yield in isolation. With an 80% LVR holding cost of negative $151 a week and an average 135 days on market, I’d focus on the better-scoring streets and negotiate for the holding period, not just the headline price.”
Below is our full October 2026 quantitative and street-level breakdown for Warburton (VIC 3799), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Yarra Ranges (VIC), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 1,691 residential addresses.
1. Warburton (VIC) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)
Over the past 12 months, Warburton’s median house price moved -4.7% (from $690,000 to $657,500), bringing its 3-year cumulative price movement to -11.5% (from $743,000 three years ago). On the rental side, median weekly asking rents moved +12.7% over the past year to $620/wk (+55.1% over 36 months), equating to a 4.9% gross rental yield. Compared with 12 months ago—when Warburton carried an R-Score of 75/100—its current composite R-Score of 96/100 represents a +21-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Warburton (VIC) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 96 / 100 | Ranked #693 of 15,286 suburbs (was 75/100 12m ago) |
| Median House Price | $657,500 | 12m change: -4.7% · 36m change: -11.5% |
| Median Weekly Rent & Gross Yield | $620/wk (4.9%) | 12m rent change: +12.7% · 36m rent change: +55.1% |
| Rental Vacancy & Days on Market | 2.7% vacancy | Median selling time: 135 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 | 48 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 73 / 100 | Measures short/medium-term price velocity vs Yarra Ranges & VIC |
| Pillar 4: Yield Pressure | 56 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Warburton (VIC)
Why do two 4-bedroom houses in Warburton achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 1,691 addresses across 84 streets in Warburton through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 20 streets (29% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Warburton rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 48 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): 0 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 Warburton (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 84 streets in Warburton):
| Top Street in Warburton | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Redcliffs Avenue | 100/100 | 10 | 85% | 0% | $598/wk (10.4%) |
| #2 Hooks Road | 100/100 | 8 | 85% | 0% | $598/wk (10.4%) |
| #3 Oak Avenue | 100/100 | 8 | 85% | 0% | $598/wk (10.4%) |
| #4 Old Warburton Road | 77/100 | 88 | 85% | 0% | $576/wk (5%) |
| #5 Scotchmans Creek Road | 76/100 | 18 | 84% | 0% | $578/wk (5.1%) |
Streets Where Block-Level Tenure Trails the Warburton 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 Warburton:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Surrey Road | 50/100 | 66 | 81% | 0% | $470/wk |
| Dammans Road | 50/100 | 59 | 82% | 0% | $470/wk |
| Riverside Drive | 50/100 | 50 | 81% | 0% | $484/wk |
3. Economic & Supply Drivers in Yarra Ranges Council (Victoria)
Warburton sits within the Yarra Ranges Local Government Area, which has a residential population of approximately 160,906 (+2.3% population movement over the past 3 years) and 58,971 total dwellings. Three council-level fundamentals shape Warburton’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Yarra Ranges are Education and Training (12%), Retail Trade (12%), Health Care and Social Assistance (10%), Manufacturing (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, Yarra Ranges approved 0.8% new dwelling stock (~471.647 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
- State Comparison: Compare Warburton against the Top 25 Highest R-Score Suburbs in VIC.
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Warburton (October 2026)
What does it actually cost to acquire and hold a typical house in Warburton at today’s median price of $657,500 and median rent of $620/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 | Warburton Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $657,500 | Settled house median as of October 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $163,060 | $131,500 deposit (80% LVR) + ~$31,560 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $526,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $32,240/yr ($620/wk) | 4.9% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $40,108/yr | Assumes 6.25% interest-only ($32,875/yr) + ~1.1% for council rates, insurance & property management ($7,233/yr) |
| Pre-Tax Weekly Cashflow Position | -$151/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Warburton—And 3 Rules Before You Make an Offer
R-Score Jumped +21 Points Over the Past 12 Months. Based on our October 2026 data, Warburton is best suited to first-time property investors, homeowners unlocking $150k–$250k in equity, and second/third property buyers who need strong rental yield (4.9%) to preserve bank borrowing capacity while capturing capital growth.
- Never Buy Blind on the Suburb Median: In Warburton, 0 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Warburton Street Score Hub and target the 20 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Redcliffs Avenue, 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 Warburton (VIC 3799) a good suburb for property investment in 2026?
As of October 2026, Warburton (VIC 3799) scores 96/100 on the 27-indicator Ripehouse R-Score (ranked #693 of 15,286 Australian suburbs). It is classified as a Accelerating Momentum Turnaround with a median house price of $657,500, median rent of $620/wk (4.9% gross yield), and vacancy rate of 2.7%.
How have house prices and rents performed in Warburton over the past 1 to 3 years?
Over the past 12 months, Warburton’s median house price moved -4.7% to $657,500, and -11.5% over the past 36 months. Median weekly asking rents moved +12.7% over the past year to $620/wk (4.9% gross yield).
What are the highest and lowest scoring streets in Warburton, VIC?
Across 84 streets (1,691 addresses) in Warburton, 20 streets score 75 to 100 on the Ripehouse Street Score, led by Redcliffs Avenue (100/100, 85% owner-occupied), Hooks Road (100/100, 85% owner-occupied), Oak Avenue (100/100, 85% owner-occupied). Meanwhile, 0 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 Warburton?
At Warburton’s median house price of $657,500, an 80% LVR purchase ($526,000 loan) requires approximately $163,060 in cash or usable home equity ($131,500 deposit plus around $31,560 for stamp duty and acquisition costs). At $620/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$151/wk before tax deductions.
What is the housing supply pipeline and economic profile of Yarra Ranges Council?
Warburton is located in the Yarra Ranges (VIC) Local Government Area (population around 160,906, +2.3% 3yr growth). Annual building approvals sit at 0.8% of existing dwelling stock. Top employment sectors are Education and Training (12%), Retail Trade (12%), Health Care and Social Assistance (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.