Demand
Soft▼ falling
Confidence: Moderate
Selling times are 8.0% above the five-year norm. Latest reading 38.0 against a five-year average of 35.2.
- Latest
- 38
- 12 months ago
- 39.1
- 5-year average
- 35.17
- 5-year range
- 26.5 – 41.7
Werribee
A standing intelligence briefing: what the market is doing now, how that compares with its own five-year history, and the pipeline items that could change it.
- Median house
- $642,000
- Median unit
- $402,000
- Annual growth
- +4.2%
- Median rent
- $567
- Gross yield
- 4.6%
- Vacancy
- 1.9%
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APD View — Werribee
Werribee: conditions stable
Current data indicates conditions in Werribee are stable. 14 indicators across 5 analytical dimensions inform this reading, with 50% pointing the same way.
Direction
Stable
Confidence
Moderate
Evidence strength
Strong
Direction describes where underlying conditions are moving. It is not a rating, a recommendation or a signal to transact — a market can be improving while remaining expensive, low-yielding or supply-exposed.
Why this confidence — Based on 14 indicators, 60 months of history, 50% of indicators pointing the same way, latest data 29 days old.
Evidence basis — Based on 14 indicators, 1 independent source, 60 months of history. Latest data 29 days old.
What changed
| Indicator | Now | 1 month | 1 quarter |
|---|---|---|---|
| 12-month price growth | 4.0% | 3.6% | 4.4% |
| Rental growth | 5.5% | 5.8% | 5.9% |
| Days on market | 38 days | 39 days | 40 days |
| Advertised listings | 136.4 | 136.51 | 143.44 |
| Gross yield | 4.6% | 4.7% | 4.8% |
| Building approvals | 34.1 | 34.44 | 32.66 |
What supports this view
- Building approvals — 34.1 against a historical average of 26.24. Dwelling approvals are running above the historical average, pointing to more future supply. Historical percentile: 97.
- Vacancy rate — 1.9% against a historical average of 1.5%. Rental availability is looser than the historical norm. Historical percentile: 88.
- Rental growth — 5.5% against a historical average of 6.0%. Rental growth is running below its historical average. Historical percentile: 8.
- 12-month price growth — 4.0% against a historical average of 4.2%. Annual price growth is running below its historical average. Historical percentile: 21.
- Advertised listings — 136.4 against a historical average of 119.15. Advertised stock is above the historical average. Historical percentile: 68.
- Population growth — 1.2% against a historical average of 1.2%. Population growth is running below the longer-run average. Historical percentile: 32.
What works against it
- Median rent argues the other way — Median rent reads $567 against a $494 historical average (98th percentile), which works against the current reading.
- Median house value argues the other way — Median house value reads $641,019 against a $581,296 historical average (98th percentile), which works against the current reading.
- Sales volume argues the other way — Sales volume reads 62 against a 50 historical average (92th percentile), which works against the current reading.
- Price-to-rent multiple argues the other way — Price-to-rent multiple reads 22 against a 23 historical average (0th percentile), which works against the current reading.
- Median rent — $567. Advertised rents sit above the historical average for this market. Historical percentile: 98.
- Median house value — $641,019. House values sit above the historical average for this market. Historical percentile: 98.
- Sales volume — 62. Transaction volumes are running above the historical average. Historical percentile: 92.
- Price-to-rent multiple — 21.74. Prices are low relative to rents compared with the historical average. Historical percentile: 0.
Market signals
Each signal compares the latest reading with the suburb's own five-year record
Price Momentum
Soft— flat
Confidence: Moderate
Annual price growth is 5.5% below the five-year average. Latest reading 4.0 against a five-year average of 4.2.
- Latest
- 3.98
- 12 months ago
- 3.91
- 5-year average
- 4.21
- 5-year range
- 3.6 – 4.8
Rental Conditions
Weak▲ rising
Confidence: High
Vacancy is running 25.8% above the historical average. Latest reading 1.9 against a five-year average of 1.5.
- Latest
- 1.9
- 12 months ago
- 1.37
- 5-year average
- 1.51
- 5-year range
- 1.1 – 1.9
Rental Pressure
Soft▼ falling
Confidence: Moderate
Rental growth is 7.2% below the five-year average. Latest reading 5.6 against a five-year average of 6.0.
- Latest
- 5.55
- 12 months ago
- 6.16
- 5-year average
- 5.98
- 5-year range
- 5.4 – 6.7
Affordability
Firm— flat
Confidence: Moderate
The price-to-rent multiple sits 4.1% below its five-year average. Latest reading 21.7 against a five-year average of 22.7.
- Latest
- 21.74
- 12 months ago
- 22.06
- 5-year average
- 22.67
- 5-year range
- 21.7 – 23.7
Supply
Weak▼ falling
Confidence: High
Advertised stock is 14.5% above the five-year average. Latest reading 136.4 against a five-year average of 119.2.
- Latest
- 136.4
- 12 months ago
- 125.99
- 5-year average
- 119.15
- 5-year range
- 86.1 – 143.5
Liquidity
Strong▲ rising
Confidence: High
Transaction volumes are 24.1% above the five-year average. Latest reading 62.0 against a five-year average of 50.0.
- Latest
- 62
- 12 months ago
- 44.15
- 5-year average
- 49.97
- 5-year range
- 37.7 – 63.4
Population Growth
Neutral▼ falling
Confidence: Low
Population growth is in line with the longer-run average. Latest reading 1.2 against a five-year average of 1.2.
- Latest
- 1.22
- 12 months ago
- 1.29
- 5-year average
- 1.24
- 5-year range
- 1.1 – 1.3
Development Risk
Weak▲ rising
Confidence: High
Dwelling approvals are 30.0% above the five-year average. Latest reading 34.1 against a five-year average of 26.2.
- Latest
- 34.1
- 12 months ago
- 23.35
- 5-year average
- 26.24
- 5-year range
- 17.0 – 34.4
Investor Activity
Neutral▼ falling
Confidence: Low
Gross yields are in line with the five-year average. Latest reading 4.6 against a five-year average of 4.5.
- Latest
- 4.6
- 12 months ago
- 4.71
- 5-year average
- 4.53
- 5-year range
- 4.1 – 4.9
Indicators
Latest reading against one, three and five years ago
| Indicator | Latest | 1yr | 3yr | 5yr | 5yr avg | 5yr range |
|---|---|---|---|---|---|---|
| Median house priceMiddle sale price for houses over the trailing twelve months. | $641,019 | +4.0% | +13.1% | +22.4% | $581,296 | $523,530 – $641,019 |
| 12-month price growthTwelve-month change in median house price. | 4.0% | +1.8% | +3.9% | — | 4.2% | 3.5% – 4.8% |
| Median unit priceMiddle sale price for units and apartments over the trailing twelve months. | $400,556 | +2.3% | +8.5% | +14.9% | $374,541 | $348,486 – $401,382 |
| Median weekly rentMiddle advertised weekly rent across all dwelling types. | 567 | +5.5% | +18.8% | +33.2% | 494 | 426 – 567 |
| Rental growthTwelve-month change in median advertised weekly rent. | 5.5% | -9.9% | -13.3% | — | 6.0% | 5.3% – 6.7% |
| Gross rental yieldAnnual gross rent as a share of median dwelling value. | 4.6% | -2.3% | +7.0% | +2.4% | 4.5% | 4.1% – 4.9% |
| Price-to-rent multipleMedian house price divided by annual median rent. | 22 | -1.5% | -4.8% | -8.1% | 23 | 22 – 24 |
| Vacancy rateShare of rental stock advertised and unlet. | 1.9% | +38.7% | +5.6% | +72.7% | 1.5% | 1.1% – 1.9% |
| Sales volumeNumber of dwelling transactions settled in the month. | 62 | +40.4% | +4.9% | +64.6% | 50 | 38 – 63 |
| Total listingsDwellings advertised for sale at month end. | 136 | +8.3% | +13.1% | +41.0% | 119 | 86 – 144 |
| Days on marketMedian time from listing to sale. | 38 days | -2.8% | +18.0% | +21.8% | 35 days | 27 days – 42 days |
| Vendor discountMedian gap between first asking price and sale price. | -2.8% | +2.5% | -7.8% | -3.7% | -2.7% | -3.0% – -2.3% |
| Auction clearanceShare of scheduled auctions reported sold. | 64.1% | +4.9% | +1.3% | +14.0% | 60.4% | 53.9% – 65.6% |
| Population growthAnnual resident population change. | 1.2% | -5.4% | +3.4% | -4.7% | 1.2% | 1.1% – 1.3% |
| Building approvalsDwellings approved for construction in the month. | 34 | +46.0% | +8.4% | +86.5% | 26 | 17 – 34 |
Source: Australia Property Data derived series (anchored to current market metrics). Percentage columns show the change from that point to the latest observation.
History
Monthly observations, last five years
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
What could change this market?
- Transport
Suburban Rail Loop East
Under construction · 2035
Reshapes access between middle-ring employment centres and lifts development capacity around six new stations.
Tunnelling underway between Cheltenham and Box Hill; precinct structure planning continues alongside.
- Transport
Metro Tunnel precinct uplift
Operating · Now
New CBD-fringe stations are already redirecting rental demand and apartment supply.
Station catchments at Parkville, Anzac and Arden are the focus of rezoning activity.
- Planning reform
Activity centre rezoning program
Announced · 2026-2028
Higher permitted densities across dozens of centres change the medium-term apartment pipeline.
Watch approval volumes in nominated centres for early supply signals.
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