Banyule · 3081

Heidelberg West, VIC

listings tightening 7.0% YoY, population +7.8% (5y).

NextSuburb scoreTier C
48Average
Median house
$745k
5y growth
2.1%/yr
Gross yield
2.1%
Vacancy
1.3%
Late-cycle holdMedium confidence
Last updated May 2026Next refresh 3 June 2026Informational only — not financial advice

Eight-signal breakdown

Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.

  • Capital growth (5y)2.1%/yr
    21/100
  • Population growth+7.8% (5y)
    78/100
  • Supply tightening-7.0% YoY
    85/100
  • Rental yield2.1%
    43/100
  • Rental demand1.3% vacancy
    68/100
  • Income growth+17.0% (5y)
    68/100
  • Construction pipeline$0.7bn nearby
    15/100
  • Affordability50% under cap
    50/100

Why this score

Heidelberg West scores 48/100 (Average). The two strongest signals: 7.8% population growth over five years and 17.0% income growth. The standout watch-out: gross yield of 2.1% leaves modest cashflow.

Drivers
  • Supply tightening-7.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+17.0% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.1%)
  • Modest 5y growth (2.1%/yr)

Nearest infrastructure

North East Link — Bulleen3.9 km away

Construction · $16.5bn · completion 2028

Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.

Comparable suburbs

Three VIC suburbs in the same budget band with the closest NextSuburb scores.

See the full VIC ranking

60-month score history

Backfilled — live history begins May 2026
354453Jun 21Jun 22Jun 23Jun 24Jun 25May 26

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