Glen Iris, VIC 3146
Boroondara City, Victoria
Good to Know
Glen Iris, VIC 3146 is a high-value house market in the City of Boroondara area, currently positioned as a long-hold capital growth submarket. Located about 10 km south‑east of Melbourne CBD, Glen Iris is home to roughly 26,131 adults across 12,240 dwellings and records a vacancy rate of 1.57%.
According to HtAG Analytics, Glen Iris is exhibiting tight supply with mixed price/rent signals. Stock on Market sits at 0.36% and Inventory at 2.53 months — around the balanced-market threshold of ~3 months — driving -2.3% YoY price growth and +4.2% YoY rent growth.
What the market data is signalling
Glen Iris shows growing rental strength while capital values have softened over the last year. Rents are up 4.2% year-on-year even as prices are down 2.3%, a combination that compresses gross yields (currently 2.23%, below the recommended 3% threshold). Supply metrics are tight for sellers — Stock on Market is 0.36% (opportune) and Inventory is a neutral 2.53 months — which supports quick transactions and ongoing rental demand. For a visual snapshot, see the Markets in the Moment (MiM™) heatmap.
Who lives in Glen Iris — and why it matters for investors
Glen Iris scores an IRSAD of 1126, indicating a relatively affluent neighbourhood; higher IRSAD typically links to lower vacancy volatility and stronger long-cycle price resilience. The renter/owner split is 28.0% renters (neutral), while the units/houses mix is 53.0% (unfavourable for house investors due to stronger unit competition). These socio-economic and housing-mix signals help explain the suburb's stable rents and limited yield upside. See the IRSAD Crossover study for how socio-economic mix shapes performance.
Why suburb-level data matters for Glen Iris
Council- or LGA-level averages can blend very different pockets; Glen Iris should be judged on its own suburb metrics. At suburb level the typical house price is $2,235,643 with a gross yield of 2.23%, Stock on Market 0.36%, Inventory 2.53 months and a median days-on-market of 35 days. Those figures describe a low-supply, high-price house market where rental growth is currently outpacing capital gains. Read our LGA vs Suburb research to understand why suburb granularity matters.
Download the full Glen Iris data guide for a complete suburb-level pack.
What's behind the RCS™ score of 68
HtAG's RCS™ (Rating Composite Score) bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single score to help match markets to strategies. A headline score of 68 suggests moderate all-round credentials but the sub-score breakdown is decisive: Glen Iris pairs strong rental momentum with low yield and stretched affordability (an affordability index of 64 years), which generally suits capital-focused, long-hold strategies rather than high-yield cashflow plays. Learn how the RCS™ is built. To explore the sub-scores and scenarios, open Glen Iris in HtAG Copilot.
Forward signals to watch
vacancy rate — currently 1.57%: sustained readings in this neutral band over 12–24 months would support steady rental growth but limit near-term yield improvement.
building approvals ratio — currently 2.04%: this elevated approvals reading is unfavourable for price upside if development activity translates into increased supply, particularly to the units segment.
Melbourne cycle phase: a city-wide inflection back into expansion would likely boost local price momentum in Glen Iris, while a deeper metropolitan downturn would exacerbate the current price weakness despite firm rents.
Does this area meet your investment goals?
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RCS Breakdown
Glen Iris'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
Glen Iris's headline values — $2,235K to buy and $959PW to rent, a 2.23% gross yield. Over the past decade, prices have moved 16.71% and rents 44.06% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,235K 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.
$959PW today, with rent growth at (+4.24% YoY) compared to price growth (-2.31%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Glen Iris in its cycle - and is the 2.23% 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 Glen Iris's long-hold story?
Beyond the headline price, Glen Iris 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
Glen Iris'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
Glen Iris 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 Glen Iris 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 Glen Iris 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 Glen Iris - 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
Glen Iris 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 Glen Iris'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 Glen Iris 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
Glen Iris 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 Glen Iris 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 Glen Iris 3146 VIC is 21,616, with a median age of 40. Of those, 51.60% are married, 8.09% are divorced or separated, 36.48% are single and 3.85% are widowed.
The average household size is 2.5 people per dwelling, and the median household monthly income is estimated to be $13,788. The median monthly mortgage repayment for households in this suburb is $2,830 which is 20.53% of their earnings.
Source: ABS Census Data (2021)