Broadmeadows, VIC 3047
Hume City, Victoria
Good to Know
Broadmeadows, VIC 3047 is a value-oriented house market in the Hume City Council area, currently positioned as a rental-income oriented growth submarket. Located roughly 16 km north of the Melbourne CBD, Broadmeadows is home to roughly 12,524 adults across 6,335 dwellings and records a vacancy rate of 1.45%.
According to HtAG Analytics, Broadmeadows is exhibiting a supply-constrained market with strong buying pressure. Stock on Market sits at 0.28% and Inventory at 1.67 months — both well below the ~3-month balanced threshold — driving +13.9% YoY price growth and +7.1% YoY rent growth.
What the market data is signalling
Broadmeadows shows faster-than-average capital gains alongside solid rental gains, a pattern that favours investors seeking both growth and income. Tight listings — with Stock on Market at 0.28% and Inventory at 1.67 months — help explain the +13.9% 1-year price lift and the +7.1% 1-year rent rise; compare how this cluster sits on the Markets in the Moment (MiM™) heatmap.
Who lives in Broadmeadows — and why it matters for investors
Broadmeadows has an IRSAD of 804, which sits below HtAG's minimum recommended threshold and signals socio-economic disadvantage; this can increase rental demand volatility but also supports stronger rental yields. The renter/owner split is 49.0% renters (unfavourable for owner-occupied stability), while the units/houses mix is 28.0% (neutral). For more on how neighbourhood advantage interacts with price/rent outcomes see the IRSAD Crossover study.
Why suburb-level data matters for Broadmeadows
Council and LGA averages mask local pockets: Broadmeadows' own metrics — a typical house price of $675,755, a gross yield of 4.07%, Stock on Market at 0.28%, Inventory at 1.67 months and median days on market of 32 days — tell a different, actionable story than a broad council summary would. Suburb-level signals are the right basis for investment decisions; learn more in our LGA vs Suburb research.
Download the full Broadmeadows data guide for a printable pack of the suburb's metrics.
What's behind the RCS™ score of 40
Broadmeadows' HtAG RCS™ of 40 is a composite that bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one score. Investors should read the sub-score breakdown to align market strengths (yield and recent price growth) and weaknesses (socio-economic indicators and affordability) with their strategy; see how the RCS™ is built.
To model trade-offs and scenarios, open Broadmeadows in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.45%: sustained vacancy around this balanced level (1–3.5%) usually supports steady rent growth without severe downward pressure on rents over 12–24 months.
The building approvals ratio — currently 0.93%: a neutral approvals reading suggests fresh supply is neither negligible nor excessive, so monitor approvals for any sustained lift that could relieve the current tight listing pool.
The Melbourne cycle phase: a city-wide shift toward slower growth or a downturn would likely moderate Broadmeadows' recent capital momentum, while expansionary phases should amplify local gains given the suburb's tight listings and strong clearance rates.
Does this area meet your investment goals?
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RCS Breakdown
Broadmeadows'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
Broadmeadows's headline values — $675K to buy and $529PW to rent, a 4.07% gross yield. Over the past decade, prices have moved 63.55% and rents 73.44% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$675K 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.
$529PW today, with rent growth at (+7.09% YoY) compared to price growth (+13.94%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Broadmeadows in its cycle - and is the 4.07% 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 Broadmeadows's long-hold story?
Beyond the headline price, Broadmeadows 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
Broadmeadows'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
Broadmeadows 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 Broadmeadows 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 Broadmeadows 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 Broadmeadows - 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
Broadmeadows 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 Broadmeadows'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 Broadmeadows 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
Broadmeadows 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 Broadmeadows 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 Broadmeadows 3047 VIC is 9,840, with a median age of 32. Of those, 43.08% are married, 12.52% are divorced or separated, 39.48% are single and 4.91% are widowed.
The average household size is 2.9 people per dwelling, and the median household monthly income is estimated to be $5,048. The median monthly mortgage repayment for households in this suburb is $1,408 which is 27.89% of their earnings.
Source: ABS Census Data (2021)
Hi,
For this suburb, most of the factors seems favourable except for renters to owners ratio. Should we consider for investors or not?
The relationship between supply and demand metrics indicates that it has good potential for short term investment timeframes (1-4 years) with the exception of rather increasing building approvals which would bring additional supply to the market within the 2 year timeframe.
Regarding long term investment time horizons, there are a couple of metrics which would push me away from this suburb rather forcefully:
1. Low socioeconomics, paired with very high unaffordability considering its price point is below 600k typical values, plus a very high renter to owner ratio..