Pascoe Vale, VIC 3044
Moreland City, Victoria
Good to Know
Pascoe Vale, VIC 3044 is a tightly-held house market in the Moreland City area, currently positioned as a long-hold capital growth submarket. Located roughly 10 km north of Melbourne CBD, Pascoe Vale is home to roughly 18,171 adults across 9,020 dwellings and currently records a vacancy rate of 1.85%.
According to HtAG Analytics, Pascoe Vale is exhibiting tight supply with balanced vacancy. Stock on Market sits at 0.31% and Inventory at 2.01 months — both below the ~3-month balanced-market threshold — driving +8.0% YoY price growth and +5.1% YoY rent growth.
What the market data is signalling
Pascoe Vale's house market is showing stronger capital appreciation than rents over the past year: +8.0% price growth versus +5.1% rent growth, which compresses gross yields down to 3.00% — just below typical recommended minimums for investor cashflow. Low Stock on Market at 0.31% and tight Inventory at 2.01 months are supporting price momentum, while a neutral vacancy of 1.85% keeps rental markets functioning. For a visual snapshot of these signals see the Markets in the Moment (MiM™) heatmap.
Who lives in Pascoe Vale — and why it matters for investors
Pascoe Vale scores an IRSAD decile of 9, indicating relatively high socio-economic advantage. The renter/owner split is 35% renters (neutral), and the units/houses mix is 48% houses (neutral), implying stable demand from owner-occupiers alongside a solid rental base. Higher IRSAD areas tend to show lower downside volatility but can be pricier to enter; read the IRSAD Crossover study for how socio-economic context maps to longer cycles.
Why suburb-level data matters for Pascoe Vale
Council-level averages can hide pockets like Pascoe Vale, so investment decisions should rest on the suburb's own metrics. In Pascoe Vale the typical house price is $1,184,031, median weekly rent is $682, and the indicative gross yield sits at 3.00%. Supply-side readings are opportune: Stock on Market 0.31%, Inventory 2.01 months, and Days on Market 28 — all signs of limited market depth that can sustain price upside. For more on why suburb granularity matters see LGA vs Suburb research.
Access the full Pascoe Vale data guide for a printable briefing on every metric.
What's behind the RCS™ score of 73
HtAG's RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite to simplify screening. A score of 73 reflects solid capital-growth signals offset by tighter yields and stretched affordability, so the sub-score breakdown matters depending on whether you prioritise growth or cashflow. Learn more about how the RCS™ is built.
open Pascoe Vale in HtAG Copilot to slice the RCS sub-scores against your strategy.
Forward signals to watch
vacancy rate — currently 1.85%: a sustained fall below 1% over 12–24 months would tighten rents and push yields lower; a sustained rise above ~3.5% would relieve rental pressure and increase downside risk to prices.
building approvals ratio — currently 1.48%: this neutral reading suggests a moderate development pipeline; a sustained increase would add supply pressure over multi-year horizons, while declines signal further scarcity.
Melbourne cycle phase: a lift in the city-wide cycle (stronger employment and credit conditions) would typically boost local demand and capital growth in Pascoe Vale, while a city-wide downturn would test its rental and price resilience.
Does this area meet your investment goals?
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RCS Breakdown
Pascoe Vale'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
Pascoe Vale's headline values — $1,184K to buy and $682PW to rent, a 2.99% gross yield. Over the past decade, prices have moved 43.92% and rents 69.73% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,184K 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.
$682PW today, with rent growth at (+5.07% YoY) compared to price growth (+7.96%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Pascoe Vale in its cycle - and is the 2.99% 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 Pascoe Vale's long-hold story?
Beyond the headline price, Pascoe Vale 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
Pascoe Vale'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
Pascoe Vale 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 Pascoe Vale 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 Pascoe Vale 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 Pascoe Vale - 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
Pascoe Vale 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 Pascoe Vale'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 Pascoe Vale 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
Pascoe Vale 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 Pascoe Vale 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 Pascoe Vale 3044 VIC is 14,986, with a median age of 36. Of those, 43.95% are married, 10.12% are divorced or separated, 40.35% are single and 5.55% are widowed.
The average household size is 2.4 people per dwelling, and the median household monthly income is estimated to be $9,888. The median monthly mortgage repayment for households in this suburb is $2,100 which is 21.24% of their earnings.
Source: ABS Census Data (2021)