Werribee, VIC 3030
Wyndham City, Victoria
Good to Know
Werribee, VIC 3030 is a high-value house market in the Wyndham City Council area, currently positioned as a long-hold capital growth submarket. Located about 32 km south‑west of Melbourne CBD, Werribee is home to roughly 50,027 adults across 26,071 dwellings, with a vacancy rate of 2.52%.
According to HtAG Analytics, Werribee is exhibiting a supply-constrained, capital-led dynamic. Stock on Market sits at 0.36% and Inventory at 2.25 months — slightly below the ~3-month balanced-market threshold — driving +13.0% YoY price growth and -0.7% YoY rent growth.
What the market data is signalling
Werribee's market shows strong recent capital appreciation alongside weak rent growth: prices are up 13.0% over 12 months while rents are down 0.7%. That divergence, combined with a very low Stock on Market (0.36%) and fast median days on market (30 days), points to demand pressure on listings and a capital‑led cycle where buyers are competing for a relatively tight pool of stock. For a view of where Werribee sits in the broader momentum picture, see the Markets in the Moment (MiM™) heatmap.
Who lives in Werribee — and why it matters for investors
Werribee's IRSAD score of 955 sits above the recommended minimum, signalling a modestly advantaged socio‑economic profile that supports stability in demand. The renter/owner split is neutral at 33.0%, and the units/houses ratio is neutral at 11.0%, indicating a broad base of owner‑occupiers as well as rental demand — factors that typically reduce transaction volatility versus very high‑turnover suburbs. See our IRSAD Crossover study for how socio‑economic mix affects long‑run growth patterns.
Why suburb-level data matters for Werribee
Council‑level averages can mask pockets of very different performance; Werribee's own metrics tell the local story investors need. Typical house price is $783,308, gross yield sits at 3.03%, Stock on Market is just 0.36%, Inventory is 2.25 months and median days on market are 30 days. Those suburb‑level readings are the right inputs for property selection and due diligence — not a broad council average. Read more on why that matters in our LGA vs Suburb research.
For a downloadable breakdown, get the full Werribee data guide.
What's behind the RCS™ score of 95
HtAG's RCS™ bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into a single composite that summarises market suitability for different strategies. A score of 95 flags strong overall alignment with capital growth objectives but you should read the sub‑score breakdown to match the market to your investment horizon and risk tolerance. Learn more about how the RCS™ is built.
Forward signals to watch
The vacancy rate — currently 2.52%: a sustained balanced vacancy around this level over 12–24 months would imply limited immediate rental pressure but also little buffer against demand shocks.
The building approvals ratio — currently 0.99%: this neutral approvals reading suggests moderate pipeline supply; a marked rise would increase near‑term competition for tenants and listings.
The Melbourne cycle phase: any city‑wide shift from expansion to slowdown would reduce buyer depth and could cool Werribee's price momentum even if local fundamentals remain solid.
Does this area meet your investment goals?
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RCS Breakdown
Werribee'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
Werribee's headline values — $783K to buy and $456PW to rent, a 3.02% gross yield. Over the past decade, prices have moved 153.32% and rents 50.00% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$783K 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.
$456PW today, with rent growth at (-0.65% YoY) compared to price growth (+13.01%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Werribee in its cycle - and is the 3.02% 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 Werribee's long-hold story?
Beyond the headline price, Werribee 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
Werribee'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
Werribee 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 Werribee 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 Werribee 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 Werribee - 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
Werribee 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 Werribee'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 Werribee 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
Werribee 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 Werribee 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 Werribee 3030 VIC is 39,782, with a median age of 35. Of those, 45.23% are married, 12.01% are divorced or separated, 37.45% are single and 5.30% are widowed.
The average household size is 2.7 people per dwelling, and the median household monthly income is estimated to be $7,776. The median monthly mortgage repayment for households in this suburb is $1,733 which is 22.29% of their earnings.
Source: ABS Census Data (2021)
Harpley in Werribee has a much larger rental yield.
From HTAG’s data perspective, you’re right that Harpley in Werribee is showing a stronger gross rental Gross Rental Yield compared to markets like Frankston South. It’s important to clarify, however, that these yields are gross and aggregated at the suburb level: this means they represent an average for the area, not every property. Within Harpley, actual gross yields will vary—some properties above the average, some below—depending on specific features, age, and leasing arrangements.