Albert Park, VIC 3206
Port Phillip City, Victoria
Good to Know
Albert Park, VIC 3206 is a high-value house market in the Port Phillip area, currently positioned as a long-hold capital growth submarket. Located just south of the Melbourne CBD (around 4 km), Albert Park is home to roughly 6,044 adults across 3,733 dwellings and is showing a vacancy rate of 1.45%.
According to HtAG Analytics, Albert Park is exhibiting strong demand against very tight supply. Stock on Market sits at 0.15% and Inventory at 1.46 months — well below the ~3-month balanced threshold — driving +1.8% YoY price growth and +21.0% YoY rent growth.
What the market data is signalling
Albert Park's combination of very low Stock on Market (0.15%) and short Inventory (1.46 months) shows a tightly-held market. That supply squeeze is feeding strong rental pressure — +21.0% YoY rent growth — while capital values have been muted at +1.8% over the last year. Investors should note the gross yield of 2.87% sits below the recommended 3% threshold, so returns are currently rent-driven rather than yield-driven. For a snapshot of where this sits in real time, see the Markets in the Moment (MiM™) heatmap.
Who lives in Albert Park — and why it matters for investors
Albert Park records an IRSAD of 1106, indicating an affluent socio-economic profile compared with HtAG’s minimum recommended value; that often correlates with stable demand and low structural vacancy. The Renter/Owner mix is 37.0% renters (neutral), so the suburb supports both owner-occupier strength and rental demand. Read more on how socio-economic mix affects market outcomes in our IRSAD Crossover study.
Why suburb-level data matters for Albert Park
Council and LGA averages can hide tight pockets like Albert Park; decisions should be driven by the suburb’s own metrics. Key local figures: a typical house price of $2,504,262, gross yield 2.87%, Stock on Market 0.15%, Inventory 1.46 months and median days on market 24 days. These are actionable, suburb-scale signals — see our methodology on area granularity in LGA vs Suburb research.
For a downloadable compendium, access the full Albert Park data guide.
What's behind the RCS™ score of 73
HtAG’s RCS™ (Rating Composite Score) of 73 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite so you can match market attributes to strategy. Understanding the sub-score breakdown (which separates capital upside from cashflow risk) is essential to know whether Albert Park fits a growth, balanced or income mandate; learn more about how the RCS™ is built. To explore the full dataset and scenario tools, open Albert Park in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.45%: sustained sub-2% vacancy over 12–24 months normally preserves rental growth and puts upward pressure on asking rents.
The building approvals ratio — currently 0.03%: very low approvals relative to the housing stock suggest limited near-term new-supply relief.
The Melbourne cycle phase: any city-wide shift from expansion to slowdown would temper local momentum in Albert Park, so monitor metropolitan indicators for early signs of change.
Does this area meet your investment goals?
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RCS Breakdown
Albert Park'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
Albert Park's headline values — $2,504K to buy and $1,376PW to rent, a 2.85% gross yield. Over the past decade, prices have moved 19.46% and rents 61.75% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,504K 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.
$1,376PW today, with rent growth at (+21.0% YoY) compared to price growth (+1.79%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Albert Park in its cycle - and is the 2.85% 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 Albert Park's long-hold story?
Beyond the headline price, Albert Park 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
Albert Park'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
Albert Park 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 Albert Park 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 Albert Park 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 Albert Park - 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
Albert Park 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 Albert Park'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 Albert Park 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
Albert Park 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 Albert Park 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 Albert Park 3206 VIC is 5,052, with a median age of 46. Of those, 46.56% are married, 12.51% are divorced or separated, 36.66% are single and 4.20% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $15,320. The median monthly mortgage repayment for households in this suburb is $3,500 which is 22.85% of their earnings.
Source: ABS Census Data (2021)