Flemington, VIC 3031
Moonee Valley City, Victoria
Good to Know
Flemington, VIC 3031 is a tightly-held house market in the City of Melbourne area, currently positioned as a demand-led capital growth submarket. Located about 5 km north‑west of the Melbourne CBD, Flemington is home to roughly 7,025 adults across 5,263 dwellings and currently records a vacancy rate of 2.05%.
According to HtAG Analytics, Flemington is exhibiting tight supply and strong capital momentum. Stock on Market sits at 0.14% and Inventory at 1.95 months — both well inside the opportune/low‑supply zone versus the ~3‑month balanced market threshold — driving +7.4% YoY price growth and only +0.6% YoY rent growth.
What the market data is signalling
Flemington is showing classic capital‑led momentum: prices are rising faster (+7.4% 1‑yr) while rents lag (+0.6% 1‑yr), which often occurs when buyer demand outpaces listing supply. Low listing signals — Stock on Market 0.14% and Inventory 1.95 months — support further price upside unless rental conditions strengthen. See the Markets in the Moment (MiM™) heatmap for a visual of where Flemington sits in the current cycle.
Who lives in Flemington — and why it matters for investors
Flemington scores 936 on the IRSAD index (above the recommended threshold), indicating relatively strong socio‑economic conditions that can support long‑run capital resilience. The area has a Renter/Owner ratio of 38.0% (neutral), but a Units/Houses ratio of 60.0% which is unfavourable for buyers seeking a predominantly house market — higher unit concentration can increase turnover and short‑term volatility. Read the IRSAD Crossover study to understand how these demographics influence growth patterns.
Why suburb-level data matters for Flemington
Council or LGA averages can hide pockets like Flemington, so investment decisions should rest on the suburb’s own metrics. Flemington’s typical house price is $1,131,525 with a gross yield of 3.64%, very low Stock on Market (0.14%), Inventory at 1.95 months, and a median days‑on‑market of 23 days — a combination that signals tight turnover and price pressure at the suburb level. For more on why this granularity matters see LGA vs Suburb research. For a downloadable breakdown, get the full Flemington, VIC 3031 data guide.
What's behind the RCS™ score of 47
HtAG’s RCS™ (Rating Composite Score) of 47 bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one composite to help match markets to strategies. Examining the sub‑scores matters: a mid‑range RCS like this typically reflects stronger capital signals offset by tighter affordability and moderate yield. Learn more about how the RCS™ is built. To explore the detailed sub‑metrics, open Flemington in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 2.05%: a sustained move below 2% over 12–24 months usually tightens rental markets and can lift rents; a rise above 3.5% would ease pressure.
The building approvals ratio — currently 0.11%: very low approvals signal limited near‑term new supply, which supports price strength but can exacerbate affordability issues.
The wider Melbourne cycle phase: a city‑wide shift from expansion into slowing or rebalancing would moderate local price momentum in Flemington and could improve rental yields if affordability pressures curb buyer demand.
Does this area meet your investment goals?
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RCS Breakdown
Flemington's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Market Trends
Flemington's headline values — $1,131K to buy and $791PW to rent, a 3.63% gross yield. Over the past decade, prices have moved 19.75% and rents 36.38% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,131K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$791PW today, with rent growth at (+0.64% YoY) compared to price growth (+7.41%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Flemington in its cycle - and is the 3.63% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Flemington's long-hold story?
Beyond the headline price, Flemington carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Flemington's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Flemington can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Flemington genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Flemington prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Flemington - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Flemington looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Flemington's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Flemington has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Flemington shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Flemington has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Flemington 3031 VIC is 6,022, with a median age of 34. Of those, 28.20% are married, 13.67% are divorced or separated, 53.97% are single and 4.30% are widowed.
The average household size is 2.0 people per dwelling, and the median household monthly income is estimated to be $8,764. The median monthly mortgage repayment for households in this suburb is $2,074 which is 23.66% of their earnings.
Source: ABS Census Data (2021)