Yarra Ranges Shire
Victoria
Good to Know
Yarra Ranges Shire is a high-value house market in the Yarra Ranges Shire area, currently positioned as a balanced growth-and-income regional housing market. Located east of Melbourne CBD, it is home to roughly 156,068 residents across 81,789 dwellings and currently records a vacancy rate of 0.98%.
According to HtAG Analytics, Yarra Ranges Shire is exhibiting tight supply with sustained renter demand. Stock on Market sits at 0.22% and Inventory at 2.13 months — below the ~3-month balanced-market threshold and signalling limited immediate supply — driving +5.4% YoY price growth and +4.9% YoY rent growth.
What the market data is signalling
Yarra Ranges Shire's house market shows simultaneous capital and rental momentum: +5.4% annual price growth alongside +4.9% rent growth. Tight supply — with Stock on Market at 0.22% and Vacancy at 0.98% — is supporting both rental and price upside while Inventory of 2.13 months sits marginally below balanced thresholds.
Track these shifts against the broader heatmap in the Markets in the Moment (MiM™) heatmap to see which neighbouring pockets are moving in lockstep with Yarra Ranges Shire.
Who lives in Yarra Ranges Shire — and why it matters for investors
With an IRSAD decile of 9, Yarra Ranges Shire ranks as relatively affluent; higher socio-economic status typically reduces volatility in capital values but can also mean slower churn at entry levels. The Renter/Owner split is 14% (opportune) and the Units/Houses ratio is 9% (opportune), indicating a predominantly owner-occupied, house-focused market that supports long-term capital retention.
Read the IRSAD Crossover study to see how socio-economic strength can influence mid- and long-cycle property performance.
Why Yarra Ranges Shire is a screening layer, not a final answer
Council-level averages mask very different pockets inside the municipality. Decisions should be made on suburb-level metrics rather than assuming the LGA average represents every pocket. For example, Yarra Ranges Shire's typical house price is $1,042,095 with an indicative gross yield of 3.17%, Stock on Market of just 0.22%, Inventory at 2.13 months and median Days on Market of 29 days — a profile that flags tight supply and relatively quick transactional turnover in many parts of the shire.
Use the LGA vs Suburb research to understand why a council-level pass is only the first screening step.
What's behind the RCS™ score of 66
HtAG's RCS™ (Rating Composite Score) combines three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one score so investors can quickly compare markets. A score of 66 signals a constructive balance of growth and income potential with moderate risk; check the sub-scores to match the market to your strategy.
Learn more about how the RCS™ is built, then open Yarra Ranges Shire in HtAG Copilot to explore the breakdown.
Forward signals to watch
The vacancy rate — currently 0.98%: sustained sub-1% vacancy typically keeps upward pressure on rents and supports cashflow resilience over the next 12–24 months.
The building approvals ratio — currently 0.36%: sitting in the neutral band, this level points to modest new supply; a sustained climb toward or above 2% would be the clearest signal of increasing housing supply pressure.
The Melbourne cycle phase: a city-wide turn from expansion to slowdown would dampen local price momentum in Yarra Ranges Shire, while continued expansion in Melbourne would help sustain demand spillovers into the shire.
Does this area meet your investment goals?
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RCS Breakdown
Yarra Ranges Shire'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
Yarra Ranges Shire's headline values — $1,042K to buy and $636PW to rent, a 3.17% gross yield. Over the past decade, prices have moved 58.34% and rents 69.87% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,042K 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.
$636PW today, with rent growth at (+4.93% YoY) compared to price growth (+5.4%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Yarra Ranges Shire in its cycle - and is the 3.17% 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 Yarra Ranges Shire's long-hold story?
Beyond the headline price, Yarra Ranges Shire 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
Yarra Ranges Shire'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
Yarra Ranges Shire 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 Yarra Ranges Shire 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 Yarra Ranges Shire 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 Yarra Ranges Shire - 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
Yarra Ranges Shire 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 Yarra Ranges Shire'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 Yarra Ranges Shire 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
Yarra Ranges Shire 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 Yarra Ranges Shire has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.