Flemington, VIC 3031
Moonee Valley City, Victoria
Good to Know
Flemington, VIC 3031 is a high-value house market in the Moonee Valley City area, currently positioned as a long-hold capital growth submarket. Located about 5 km north-west of Melbourne CBD, Flemington is home to roughly 7,025 residents across 5,263 dwellings, and currently records a vacancy rate of 1.55%.
According to HtAG Analytics, Flemington is exhibiting tight supply against steady rental demand. Stock on Market sits at 0.29% and Inventory at 1.77 months — well below the ~3-month balanced-market threshold — driving +3.7% YoY price growth and +5.3% YoY rent growth.
What the market data is signalling
Flemington shows stronger rental momentum than capital gains over the last 12 months: rents are up 5.3% while prices rose 3.7%. The indicative gross yield for houses is 3.86%, above the commonly recommended 3% minimum, which supports investor cashflow alongside rising rents.
Low supply readings — Stock on Market 0.29% and Inventory 1.77 months — are supporting price resilience and tighter rental markets. For a visual of comparable signals across Australia see the Markets in the Moment (MiM™) heatmap.
Who lives in Flemington — and why it matters for investors
Flemington sits at IRSAD decile 5, indicating a broadly mixed socio-economic profile that usually reduces extreme volatility compared with very high- or very low-decile suburbs. The renter/owner split is 38% renters (neutral), so rental demand is established but not dominant.
The suburb has a 61% units-to-houses mix, which is unfavourable for a pure houses-play because a high apartment presence can change turnover dynamics and investor appetite; read more in our IRSAD Crossover study.
Why suburb-level data matters for Flemington
Suburb-level metrics matter because decisions should be based on Flemington's own signals: a typical house price of $1,116,873, an indicative gross yield of 3.86%, Stock on Market at 0.29%, Inventory 1.77 months and median days on market of 53 days. Those figures describe a tight, opportunity-rich supply picture at the suburb scale that can be masked in broader council averages.
For methodology on why council averages can hide pockets like Flemington see our LGA vs Suburb research. For the full numeric breakdown download the full Flemington data guide.
What's behind the RCS™ score of 44
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite score to help match markets to investor strategy. Flemington's overall RCS™ of 44 reflects a balance of modest capital upside and reasonable cashflow under tight supply.
See how the RCS™ is built, then open Flemington in HtAG Copilot to drill into the sub-scores and scenario modelling.
Forward signals to watch
vacancy rate — currently 1.55%: this sits in the balanced band. If vacancy drifts below 1% and stays there for 12–24 months, expect stronger rental inflation; a sustained rise above the >3.5% threshold would point to weakening rent and price momentum.
building approvals ratio — currently 0.06%: extremely low approvals signal limited new housing supply, which supports existing-stock values and rents if demand holds.
Melbourne cycle phase: a city-wide shift into a stronger upswing would typically amplify local suburb momentum in Flemington, while a broader slowdown would increase reliance on the suburb's tight supply to sustain performance.
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.
starter
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Market Trends
Flemington's headline values — $1,116K to buy and $830PW to rent, a 3.86% gross yield. Over the past decade, prices have moved 14.80% and rents 41.98% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,116K 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.
$830PW today, with rent growth at (+5.31% YoY) compared to price growth (+3.68%). 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 3.86% 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)