Bass Coast · 3922

Smiths Beach, VIC

population +7.8% (5y), incomes +13.0% (5y).

NextSuburb scoreTier D
23Below trend
Median house
$780k
5y growth
4.5%/yr
Gross yield
2.2%
Vacancy
2.4%
Thin market · ~0.3k residentsLow confidence
Thin marketSmall sample sizes (~3 sales/yr) can distort medians. Treat the score with caution and weight the eight-signal breakdown over the headline number.
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)4.5%/yr
    45/100
  • Population growth+7.8% (5y)
    78/100
  • Supply tightening+5.0% YoY
    25/100
  • Rental yield2.2%
    44/100
  • Rental demand2.4% vacancy
    40/100
  • Income growth+13.0% (5y)
    52/100
  • Construction pipelineno nearby pipeline
    0/100
  • Affordability48% under cap
    48/100

Why this score

Smiths Beach scores 23/100 (Below trend). The two strongest signals: 7.8% population growth over five years and 13.0% income growth. The standout watch-out: population of 315 makes the market illiquid.

Drivers
  • Population growth+7.8% (5y)
Risks
  • Only 315 residents — illiquid, slow to sell
  • Thin gross yield (2.2%)

Nearest infrastructure

Suburban Rail Loop East — Cheltenham61.7 km away

Construction · $5.0bn · completion 2035

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
142128Jun 21Jun 22Jun 23Jun 24Jun 25May 26

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