Vermont Property Market: 2.8% Yield, But Cashflow Fails | Suburb Check

Vermont 3133 was requested by Crafty Sanvi — here’s what the data says. At $1.335 million median and just 2.8% gross yield, this is a high-quality Melbourne east suburb where the numbers are conflicted. → Median house price: $1.335 million (103 sales, 12 months to June 2026) → 12-month growth: +5.7% from $1.264 million the year before → Half-on-half change: -4.6% from $1.359 million to $1.296 million → Vacancy rate: 1.6% → House rents: $700/week, up from $500/week in late 2021 → R-Score: averaged 89, touched 96 in April; 74% owner occupied, under 0.5% public housing → Street spread: from $1.08 million on Blanche Drive to $2.18 million on Heatherdale Road The verdict: Vermont is not on our approved investment list right now. It’s a blue-chip family suburb with real scarcity, but at $1.31 million in and 2.8% gross yield, the cashflow doesn’t work for most investors. For owner-occupiers or buyers with surplus cashflow elsewhere, it can still make sense — but it needs careful suburb, street and school-zone selection. Download our no-cost Top Five Markets Report 2026 → https://ripe.house/five-markets Want your suburb checked next? Drop it in the comments. Subscribe for more Suburb Checks. #Vermont #VICProperty #AustralianProperty #PropertyInvesting #SuburbCheck This video is general information only and not financial or investment advice. Consider your own circumstances and seek professional advice.

$1.335 million, and in the last six months, it's fallen 4.6%. That's Vermont, postcode 3133 in Melbourne's east. This video exists because a viewer, Crafty Sanvi, asked for it in the comments. You ask, we run the data. And Vermont's data is genuinely conflicted, a 90th percentile suburb carrying a yield most investors walk away from. The verdict at the end is blunter than you'd expect. First, how we judge any suburb. Property selection is a science, not a guess. Employment, projects, lifestyle, and population push. Demand up, new supply caps it. What's left over is opportunity, the only number that matters. In Vermont, demand is families chasing Melbourne's east. Supply is a fixed, fully built suburb of 3,500 dwellings. Most research stops at the suburb median. We go four layers deeper, LGA suburb street, then the individual property. In Vermont, that matters because the same postcode runs from streets around 1.1 million to streets above 2 million. Same dirt, very different outcomes. Here's what the top layer says. Over the 12 months to June, 2026, Vermont houses sold at a median of 1.335 million from 103 sales, a solid sample. A year earlier, 1.264, that's 5.7% growth. Healthy, not explosive, but volumes fell 13%. Fewer sellers, firm prices. Now here's the wrinkle the annual number hides. Split the year in half and the story shifts. Second half of 2025, 1.359 million. First half of 2026, 1.296, a 4.6% fall, half on half. One caveat, the same half a year earlier was even lower at 1.217. So some of this is seasonal rhythm. The test is whether late 2026 bounces. And to know if this dip matters, you need the 10 year pattern. Here's the long run, 956,000 in 2016. Then the COVID boom, up 31.6% in 2021 alone, a correction in 2022, and it's been digesting ever since. Three year growth, just 3.4% a year, 10 year, 4.4, solid, unspectacular. Vermont paid its growth forward in 2021, but prices are only half the ledger. The rent side is where the real tension lives. House rents ran from $500 a week in late 2021 to 700 now. A 40% surge, but the last 12 months, 695 to 700, 0.7%. Flatlined, and here's the strange part, vacancy is just 1.6%. The market is tight, yet rents have stopped moving. That looks like an affordability ceiling. Tenants simply can't pay more. Which brings us to the number that decides everything for an investor. 700 a week on a $1.31 million house is a gross yield of 2.8% before costs. So here's my question for the comments. Would you accept 2.8% to own a 90th percentile suburb? What if rents really have found their ceiling? Drop your answer below, and before you do, look at exactly what that 2.8 buys you. Our R score puts Vermont at the 90th percentile of more than 15,000 suburbs nationally. It's averaged 89 all year and touched 96 in April, safer to sell nine, 74% owner occupied, under half a percent public housing. This is about as high quality as suburban Melbourne gets. The question is what you pay for it, and there's a cheaper door in. That's coming up. Quick bridge. This is the exact analysis we run to find markets that score like Vermont, but actually stack up on price and yield. The five we're watching right now are in a free report at ripe.house slash vermont-3133 on screen and in the description. Now, the street layer. 23 Vermont streets had three or more sales in the last two years. Cheapest, Blanche Drive, 1.08 million. Dearest, Heatherdale Road, 2.18. Though that's just three sales, so treat it as directional. The sp