Coburg, VIC 3058
Moreland City, Victoria
Good to Know
Coburg, VIC 3058 is a high-value house market in the Moreland City Council area, currently positioned as a long-hold capital growth submarket. Located around 8 km north of Melbourne CBD, Coburg is home to roughly 26,574 adults across 14,161 dwellings and currently records a vacancy rate of 1.13%.
According to HtAG Analytics, Coburg is exhibiting supply-constrained, demand-led conditions. Stock on Market sits at 0.28% and Inventory at 2.05 months — both below the ~3-month balanced threshold — driving +10.0% YoY price growth and +4.9% YoY rent growth.
What the market data is signalling
Coburg’s combination of strong price growth (+10.0% YoY) and faster-than-inflation rent growth (+4.9% YoY) alongside very low Stock on Market (0.28%) and tight Inventory (2.05 months) signals a demand-led upswing. That mix typically favours capital appreciation more than immediate yield expansion — buyers are competing for limited stock which compresses days on market (27 days) and supports price momentum.
Check the Markets in the Moment (MiM™) heatmap for a visual of how Coburg’s short-term momentum compares across broader metro markets.
Who lives in Coburg — and why it matters for investors
Coburg records an IRSAD of 1050, which sits above the suggested minimum and indicates relatively strong socio‑economic advantage. The area has a neutral renter/owner mix (33.0% renters) and a neutral units/houses split (40.0%), which usually translates to moderate turnover and a resilient rental base. The adult population of 26,574 and the stock of 14,161 dwellings underpin demand density.
For more on how socio‑economic context influences volatility and growth, see the IRSAD Crossover study. Note also affordability is stretched here (52 years), which can moderate buyer depth despite strong price momentum.
Why suburb-level data matters for Coburg
Suburb-level metrics reveal the true pocket dynamics that council averages can mask. Coburg’s typical house price is $1,340,997 with a gross yield of 3.01%; combined with very low Stock on Market (0.28%), tight Inventory (2.05 months) and rapid turnover (27 days DOM), this paints a picture of a tight, growth-oriented housing submarket. Decisions should be made using Coburg’s own indicators rather than broader aggregates.
Read more about why council averages can hide local opportunity in our LGA vs Suburb research and download the full Coburg data guide.
What's behind the RCS™ score of 93
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite score to help match markets with strategies. A score of 93 reflects strong capital-growth signals combined with acceptable income characteristics and relatively low short-term supply.
Understanding the sub-score breakdown is critical to matching Coburg to a buy-and-hold or growth-biased strategy; see how the RCS™ is built. You can also open Coburg in HtAG Copilot to inspect the component scores and scenario tests.
Forward signals to watch
The vacancy rate — currently 1.13%: at a neutral level, vacancy suggests the rental market is balanced today; a sustained fall below 1% over 12–24 months would indicate tightening that can accelerate rent growth and rental yields.
The building approvals ratio — currently 0.20%: this is in the low band, implying limited near-term new supply; persistently low approvals support price resilience by removing a pipeline of competing stock.
The Melbourne cycle phase: city‑wide cycle shifts (e.g. a transition from expansion to slowdown) would influence local demand and momentum in Coburg — a metro slowdown could temper price acceleration even where suburb fundamentals remain tight.
Does this area meet your investment goals?
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RCS Breakdown
Coburg'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
Coburg's headline values — $1,340K to buy and $774PW to rent, a 3.0% gross yield. Over the past decade, prices have moved 52.30% and rents 57.20% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,340K 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.
$774PW today, with rent growth at (+4.87% YoY) compared to price growth (+10.0%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Coburg in its cycle - and is the 3.0% 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 Coburg's long-hold story?
Beyond the headline price, Coburg 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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Supply & Demand
Coburg'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
Coburg 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 Coburg 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 Coburg 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 Coburg - 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
Coburg 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 Coburg'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 Coburg 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
Coburg 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 Coburg 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 Coburg 3058 VIC is 22,523, with a median age of 37. Of those, 38.41% are married, 8.87% are divorced or separated, 48.27% are single and 4.48% are widowed.
The average household size is 2.5 people per dwelling, and the median household monthly income is estimated to be $10,128. The median monthly mortgage repayment for households in this suburb is $2,167 which is 21.40% of their earnings.
Source: ABS Census Data (2021)