Darebin City
Victoria
Good to Know
Darebin VIC is a high-value house market in the Darebin VIC area, currently positioned as a long-hold capital growth submarket. Located north of the Melbourne CBD, it is home to roughly 148,570 adults across 84,126 dwellings and currently records a vacancy rate of 1.3%.
According to HtAG Analytics, Darebin VIC is exhibiting supply-constrained conditions. Stock on Market sits at 0.69% and Inventory at 1.69 months — well below the ~3-month balanced-market threshold — driving +9.2% YoY price growth and +1.9% YoY rent growth.
What the market data is signalling
Darebin is showing strong price momentum versus much weaker rental growth: prices are up 9.2% over 12 months while rents have lifted only 1.9%. That divergence, combined with a tight Inventory of 1.69 months and a Stock on Market of 0.69%, points to seller-friendly conditions and capital-growth pressure rather than immediate cashflow upside. See the Markets in the Moment (MiM™) heatmap for the live context behind these signals.
Who lives in Darebin — and why it matters for investors
Darebin records an IRSAD of 1031, above the recommended minimum of 927, indicating relatively strong socio-economic resilience that can reduce downside volatility. The renter/owner split is neutral at 37.0% renters, and the units/houses mix is neutral at 46.0% (houses-dominant), which together suggest stable tenant demand but modest yield pressure. Read more in our IRSAD Crossover study.
Why Darebin is a screening layer, not a final answer
Council-level averages can mask very different submarkets inside the LGA; decisions should rest on suburb-level metrics as well as council screening. Within Darebin you see a typical house price of $1,405,471, a gross yield of 2.96% (below the 3% recommended minimum), Stock on Market of 0.69%, Inventory of 1.69 months, and a quick 24 days median days on market — a profile that signals limited immediate rental yield and stronger capital bias. For a deeper read on why LGA vs suburb resolution matters, see LGA vs Suburb research.
What's behind the RCS™ score of 75
The HtAG RCS™ (75) bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite to help match markets to strategy. Examining each sub-score matters: a strong capital sub-score with weaker yield suggests Buy-and-Hold growth strategies over yield plays. Learn more about how the RCS™ is built. open Darebin in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.3%: sustained falls below ~1% would tighten rental conditions and push stronger rent growth; sustained rises above ~3.5% would soften rental pressure and cashflow.
The building approvals ratio — currently 0.57%: this neutral reading implies moderate new supply; a material climb toward or above >2% would meaningfully add stock and could dampen price momentum over time.
The Melbourne cycle phase: a city-wide shift in the Melbourne cycle would alter local momentum in Darebin — acceleration at the city level usually amplifies local price gains, while city-wide slowdown tends to moderate submarket strength.
Does this area meet your investment goals?
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RCS Breakdown
Darebin 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
Darebin City's headline values — $1,405K to buy and $798PW to rent, a 2.95% gross yield. Over the past decade, prices have moved 47.29% and rents 61.41% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,405K 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.
$798PW today, with rent growth at (+1.91% YoY) compared to price growth (+9.22%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Darebin City in its cycle - and is the 2.95% 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 Darebin City's long-hold story?
Beyond the headline price, Darebin 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
Darebin 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
Darebin 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 Darebin 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 Darebin 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 Darebin 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
Darebin 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 Darebin 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 Darebin 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
Darebin 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 Darebin City has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.