Hume City
Victoria
Good to Know
Hume VIC is a high-value house market in the Hume VIC area, currently positioned as a long-hold capital growth submarket. Located north of Melbourne's CBD, it is home to roughly 243,901 adults across 114,731 dwellings, with a vacancy rate of 2.79%.
According to HtAG Analytics, Hume VIC is exhibiting mixed supply–demand behaviour. Stock on Market sits at 1.45% and Inventory at 2.27 months — close to the ~3-month balanced threshold but with elevated listings — driving +11.5% YoY price growth and +0.8% YoY rent growth.
What the market data is signalling
Hume VIC shows strong capital appreciation — +11.5% price growth over 12 months — while rents have been almost flat at +0.8%. That divergence means gains have been price-led rather than rent-driven, keeping gross yields moderate at 3.31% (above the 3.0% threshold).
Supply signals are mixed: Stock on Market is elevated at 1.45% (an unfavourable listing level) while Inventory is near balanced at 2.27 months, and vacancy sits in the balanced band at 2.79%. These combined signals point to a market with active turnover but some softening listing pressure. For a visual of where Hume VIC sits in the broader context, see the Markets in the Moment (MiM™) heatmap.
Who lives in Hume VIC — and why it matters for investors
Hume VIC records an IRSAD of 945, which sits above the HtAG recommended minimum of 927 and indicates moderate socio-economic advantage — a useful signal for longer-term stability. The renter/owner split is neutral at 24.0%, suggesting a balanced tenure mix. The units/houses ratio is low at 8.0% (an opportune imbalance for house-focused investors), which may reduce volatility from high-density rental stock. For deeper context on socio-economic impacts, see the IRSAD Crossover study.
Why Hume VIC is a screening layer, not a final answer
Council-level averages can blend very different suburb pockets — Hume VIC figures provide a useful screening layer but won’t replace suburb-level inspection. Key Hume VIC metrics to judge on their own merits include a typical house price of $817,801, a gross yield of 3.31%, Stock on Market at 1.45%, Inventory at 2.27 months, and a quick median days-on-market of 30 days. Use these suburb/LGA-level signals to shortlist opportunities, then test the specific suburb and street data. Read more on methodology in LGA vs Suburb research.
What's behind the RCS™ score of 51
The HtAG RCS™ score of 51 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite so you can quickly gauge strategic fit. Drill into the component sub-scores to match Hume VIC to your investment objective rather than relying on the single number alone; learn how the RCS™ is built.
open Hume VIC in HtAG Copilot to inspect sub-score breakdowns and mapped suburb pockets across the LGA.
Forward signals to watch
The vacancy rate — currently 2.79%: sustained vacancies in the balanced band over 12–24 months imply stable rental conditions but limit upside for rapid rent growth.
The building approvals ratio — currently 2.86%: this elevated approvals reading suggests a pipeline of new supply that could add downward pressure to rents and moderate price momentum if completions accelerate.
The Melbourne cycle phase: a shift in the Melbourne-wide cycle toward slower growth or contraction would likely moderate Hume VIC’s current price momentum; conversely, renewed city-wide expansion would support further capital gains locally.
Does this area meet your investment goals?
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RCS Breakdown
Hume City'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
Hume City's headline values — $817K to buy and $520PW to rent, a 3.3% gross yield. Over the past decade, prices have moved 108.58% and rents 52.05% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$817K 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.
$520PW today, with rent growth at (+0.77% YoY) compared to price growth (+11.5%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Hume City in its cycle - and is the 3.3% 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 Hume City's long-hold story?
Beyond the headline price, Hume City 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
Hume City'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
Hume City 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 Hume City 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 Hume City 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 Hume City - 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
Hume City 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 Hume City'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 Hume City 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
Hume City 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 Hume City has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
Property Market Outlook for Hume City, Victoria
Hume City is a part of the Melbourne metropolitan area and is one of the fastest-growing and culturally-diverse communities in Victoria. The city is situated on Melbourne’s north-west fringe, between 15 and 45 kilometres from the Melbourne CBD. The city had a population of 233,471 as of 2019 and residents come from more than 160 different countries and speak approximately 140 languages.
It is made up of a mix of new and established residential areas, major industrial and commercial precincts and vast expanses of rural areas and parkland. The Melbourne International Airport accounts for 10 per cent of the total area of Hume City.
Hume City is also home to major road transit routes including the Tullamarine Freeway, Western Ring Road, Hume Highway and the Craigieburn Bypass and is abutted by the Calder Freeway to the west. 81,026 people living in Hume City in 2016 were employed, of which 62% worked full-time and 36% part-time.
The key employment sectors are manufacturing, transport and storage, with other significant employment in retail, and to a lesser extent, education and health. In Hume City there were 2,414 residential buildings approved to be built in the financial year 2019-20 Feb FYTD.
Population 233,471
Unemployment Rate 8.4%
Industry Manufacturing, transport and storage
Occupation Non-Professionals
Building Approvals 2,414
Vacancy Rate 1.3%
Rental Population 22.26%
Dwelling Type Demand Profile
Compared to the national average, there is greater buyer demand for houses in Hume City compared to units. Across Hume City, the greatest demand is for three and four bedroom houses, with two and three bedroom units and semi-detached houses making up only a small portion of the demand profile in the area.
Three bedroom homes makeup the largest demand sector of the market in Hume City, but demand is very similar to four bedroom homes. As of Q2 2020 the rental gross yield for houses and units is 3.57% and 4.73% respectively.
How do Hume City houses & units compare to neighbouring LGAs?
According to HtAG property market data, the median house price in Hume City is A$588,843 with a -$80,000 to +$457,000 variance compared to the neighbouring LGAs. Moreland City and Macedon Ranges Shire have a significantly higher median house price, while Mitchell Shire and Melton City are slightly below Hume City.
Moreland City: A$1,045,062
Macedon Ranges Shire: A$786,800
Brimbank City: A$720,449
Whittlesea City: A$631,469
Hume City: A$588,843
Melton City: A$547,980
Mitchell Shire: A$508,409
House prices in Hume City have started 2020 slowly, falling in value by -2.83% as shown on the heat map. In comparison 2 of the remaining 6 neighbouring LGAs exhibited positive growth above 4%, with Macedon Ranges Shire being the strongest performer in the area with 4.95%.
Macedon Ranges Shire: 4.95%
Mitchell Shire: 4.21%
Brimbank City: 0.67%
Whittlesea City: -0.78%
Melton City: -1.01%
Hume City: -2.83%
Moreland City: -2.94%
The unit market in Hume City is limited compared to the house market, with units priced at a median value of A$400,179. Neighbouring LGA prices vary in the range of -$95,000 to +$69,000 with the median price for units reported as:
Moreland City A$545,196
Hume City: A$400,179
Whittlesea City: A$398,041
Brimbank City A$392,313
Melton City A$355,384
Mitchell Shire: A$331,643
Unit prices in Hume City have seen very strong growth in 2020 with a 9.02% increase. Out of the neighbouring LGAs, Hume City has seen the highest rate of growth in 2020, by a significant margin.
Mitchell Shire: 9.02%
Moreland City: 3.79%
Brimbank City: 2.09%
Whittlesea City: 0.61%
Hume City: 0.43%
Melton City: -0.29%
Property Market Outlook for Hume City Houses
HtAG property market data for Hume City shows that sales volume for houses had been steadily increasing up until Q4 2017 where it has since eased slightly.
Sales volumes have been averaging 500-700 transactions each quarter since their bottom in Q1 2019. Rental volumes have been in a steady up trend since Q1 2018, but have seen two flat periods in 2014 and from 2015-2017. Median house prices have increased steadily since 2008 with a peak in 2011 and also in 2018 at A$620,000. Since that point the median value has fallen slightly to A$590,000 as of Q2 2020. HtAG forecasts show that median values are expected to remain flat at A$590,000 into Q2 2022, with a slight dip to A$580,000.
The median value of 2, 3, 4 and 5 bed houses had been rising steadily since 2008. Median values currently sit at A$480,000, A$510,000, A$630,000 and A$750,000 respectively. Median rents have increased since 2008 but did remain flat between 2010 and 2014 and currently sit at A$410. The median rental price of 2, 3, 4 and 5 bed houses is A$340, A$380, $430 and $480 respectively.
HtAG forecasts that the median rental value is expected to remain steady at A$410 into Q2 2022, although it is predicted to dip to A$400 briefly.
Property Cycle Position of Hume City Houses
The market cycle graph for Hume City highlights a considerable growth which is currently at -2.83% and is at its lowest level since the dip in 2012-2013 where growth fell to -1.61%. In 2017, growth had been as high as 14.97%, with the prior peak in 2010 at 7.61%. According to HtAG forecasts, growth rates will move higher from this point into 2021 and 2022. Currently house prices are at approximately 6 o’clock on the property clock as the growth cycle gradually climbs (bottom).
Suburb Capital Growth and Price Heatmaps for Houses in Hume City
The heatmap above represents median price growth in this LGA on an annual basis. The green areas show a percentage increase ranging from 3%-5% with the highest growth in the suburb of Jacana (4.84%), Attwood (4.66%) and Campbellfield (4.63%).
Sunbury houses grew in value in 2020 by 0.34% to A$641,854. Mickleham houses fell in value in 2020 by -3.99% to A$509,657.
The scatter plot above shows all the individual sales over the past year and their concentration in the LGA. Greenvale is the higher end suburb where most of the sales in the A$600,000-A$900,00 range occurred.
The vast majority of sales have been spread evenly around the LGA in the price range of A$400,000-A$600,000.
Property Market Outlook for Hume City Units
The median price for units in Hume City is only modestly lower than the median price for houses.
Units had a median price of A$400,000 in the second quarter of 2020 which is currently the peak. Overall, the trend in median prices has been continually increasing since 2008, with a flat period from 2011-2015.The trend is very similar with rental prices for units where they have been increasing since 2008. The current median rent is A$370 per week.
Sales volumes fell away sharply in late-2017 and have since recovered after a low in 2019. According to market forecasts by HtAG, the median price of units will increase headed into Q2 2022, to A$410,000 from the current value of A$400,000.
By Q2 2022, it is forecast that the median rent will increase to A$380 per week from the current value of A$370.
Property Cycle Position of Hume City Units
Market cycle graph for Hume City units above shows that prices increased significantly in 2011 (3.53%) and 2017 (12.54%). The growth rate fell to -0.26% in 2014 which was the previous lowest level from where it currently sits at 0.43%.
According to HtAG forecasts, that growth in unit values will be increasing to 1.14% into 2022. According to the HtAG forecast, median prices for units in this LGA are starting to recover after a pull back in capital growth and would be approximately 6 o’clock on the property clock (bottom).
Suburb Capital Growth & Price Heatmaps for Units in Hume City
The heatmap above represents median price growth in this LGA on an annual basis for units in Hume City in 2020. Broadmeadows units grew at 4.23% and Meadow Heights grew at 3.45%. Sunbury units fell in value in 2020 by -0.78% to A$395,017. However, we must note there has only been 2 sales in each of the suburbs mentioned in the unit markets.
Looking at the scatter plot, there are far fewer unit sales in this LGA compared to houses. Sales are evenly distributed around Broadmeadows, Jacana and Sunbury with prices in the A$300,000 to A$400,000 range.
Conclusion
Hume City appears to be coming into a period of slowly increasing returns, however, a number of suburbs within the LGA are set for strong growth headed into 2022. Over the next two years, HtAG forecasts Campbellfield houses to grow by +8.79% by Q2 2022 which is assessed as medium confidence due to the sales volumes (8) in the quarter.
Jacana is also predicted to grow strongly by +6.93% by Q2 2022 and is also assessed as having low confidence based on 2 sales. Dallas is predicted to grow strongly by +6.64% by Q2 2022 and is assessed as having high confidence based on 2 sales.
Coolaroo is predicted to see growth of +6.17% by Q2 2022 and is assessed as having medium confidence based on 4 sales. Craigieburn is predicted to see growth of +6.09% by Q2 2022 and is assessed as having high confidence based on 38 sales. The suburbs that are expected to show the strongest rental yields by Q2 2022 are Kalkallo (4.16%), Craigieburn (3.94%%), and Mickleham (3.91%).
For the unit market, the suburb of Sunbury is predicted to grow at +7.19% by Q2 2022, with medium confidence based on 2 sales. Yields for Sunbury units are forecast to be 4.45%in Q2 2022.