Horsham, VIC 3400
Horsham Rural City, Victoria
Good to Know
Horsham, VIC 3400 is a tightly-held house market in the Rural City of Horsham area, currently positioned as a long-hold capital growth submarket. It sits as a regional centre roughly 300 km north‑west of Melbourne, home to roughly 15,134 adults across 9,034 dwellings, with a vacancy rate of 0.71%.
According to HtAG Analytics, Horsham is exhibiting tight supply and strong price momentum. Stock on Market sits at 0.36% and Inventory at 2.45 months — slightly below the ~3‑month balanced-market threshold — driving +16.8% YoY price growth and +4.3% YoY rent growth.
What the market data is signalling
Horsham’s combination of a very low vacancy (0.71%), restricted Stock on Market (0.36%) and sub‑3‑month Inventory (2.45 months) points to tight supply supporting sellers. That supply squeeze helps explain the strong +16.8% one‑year price growth while rents have risen more modestly at +4.3%. For a visual of where Horsham sits inside broader momentum patterns, see the Markets in the Moment (MiM™) heatmap.
Who lives in Horsham — and why it matters for investors
Horsham records an IRSAD of 953, above the minimum recommended value and signalling a relatively advantaged socioeconomic profile that typically lowers downside volatility. The Renter/Owner split is neutral at 30.0%, which supports stable rental demand without excessive investor churn. Read our IRSAD Crossover study for why this matters to long‑cycle growth and volatility.
Why suburb-level data matters for Horsham
Council or LGA averages can obscure pockets of strength; Horsham’s own suburb metrics tell the investment story. Typical house price is $523,489, gross yield is 4.37%, Stock on Market is 0.36%, Inventory 2.45 months and median days on market are 19 days — all specific signals you should weigh for an acquisition decision. For a discussion on scale and analysis, see LGA vs Suburb research.
For the complete data pack, download the full Horsham, VIC 3400 data guide.
What's behind the RCS™ score of 80
HtAG’s RCS™ (Rating Composite Score) of 80 bundles three dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one framework so you can match market traits to strategy. Digging into the sub‑scores is essential to know whether Horsham’s high RCS aligns with your risk tolerance and hold horizon; learn how the RCS™ is built.
open Horsham in HtAG Copilot to see the sub‑score breakdown and scenario modelling for different hold periods.
Forward signals to watch
The vacancy rate — currently 0.71%: sustained sub‑1% vacancy usually signals stronger rental competition and limited buffer for tenants, supporting rents and reducing downside risk over 12–24 months.
The building approvals ratio — currently 0.18%: a low approvals ratio indicates constrained new supply, which reinforces existing stock tightness and can prolong price strength if demand holds.
The Melbourne cycle phase: any shift in the Melbourne cycle (slowing or accelerating) could change regional demand flows and financing conditions, which would influence Horsham’s local momentum despite its current tight supply signals.
Does this area meet your investment goals?
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RCS Breakdown
Horsham'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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Critical to know
Market Trends
Horsham's headline values — $523K to buy and $440PW to rent, a 4.37% gross yield. Over the past decade, prices have moved 101.15% and rents 66.04% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$523K 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.
$440PW today, with rent growth at (+4.27% YoY) compared to price growth (+16.8%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Horsham in its cycle - and is the 4.37% 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 Horsham's long-hold story?
Beyond the headline price, Horsham 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
Horsham'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
Horsham 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 Horsham 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 Horsham 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 Horsham - 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
Horsham 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 Horsham'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 Horsham 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
Horsham 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 Horsham 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 Horsham 3400 VIC is 12,374, with a median age of 40. Of those, 43.97% are married, 12.95% are divorced or separated, 35.38% are single and 7.67% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $7,024. The median monthly mortgage repayment for households in this suburb is $1,187 which is 16.90% of their earnings.
Source: ABS Census Data (2021)
One of the hidden investment gems in vic witha massive project upgrades
Thanks, can you share some insights on the ongoing and upcoming developments in the region.
Renewable Energy Projects:
1. SEC Energy Park – solar Battery Project – completion end of 2026.
2. Wimmera Plains Energy Facility – New windfarm. begins construction in 2026.
3. Rifle Butts Wind Farm – yet to commence and smaller. Has permit until 2028.
Mining Projects:
1. Wimmera Sands and Critical Minerals Projects – Region has 3 of the world’s largest heavy minerals sand deposits – titanium, zirconium and rare earth minerals. (Projects not yet under way but in late planning stage)
Agricultural Projects:
1. Potato Processing Expansion – Contract volumes increased to manufacture potato chips for fast food. Large expansion underway increasing employment by 200. (double)
2. Wheat and Noodle Manufacturing Growth – large increase to contracts to supply wheat and manufacture noodles locally. (GrainCorp, CHS Broadbent)
All of this industrial expansion is also flowing onto the city development including road network upgrades, freight hub upgrades and the overall economic activity in the region.
Having visited 3 times in the past 2 months the impact of this activity on the town is noticeable as motels, rentals, retail, cafes etc are all indicating how busy they are.
This is only my observations and opinion so not to be taken as financial advice or guidance.