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Suburb profile ·Nillumbik LGA · VIC ·3090

Plenty VIC 3090

Plenty is in Nillumbik LGA, VIC, postcode 3090, with population 2,575.

The read

Premium-market

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$1.5M
-13.0% YoY
2014 → 2024 · 11 periods
ABS + state medians
$1.8M
$750K
2014 2024
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.5M
House median, latest period
↓13.0%YoY D9 vs AU
Median rent
$580/wk
Income-stretched rent market
D10 vs AU
Gross yield
2.0%
Low yield band
D5 vs AU
Population
2,575
3K local footprint
D9 vs AU
Schools
—
No matched school data
Drive to city
34 min
27.9 km to Melbourne CBD · free-flow
Transit to city
86 min
Public transport to Melbourne CBD · weekday 8am
Solar
363
31 added 12mo · 3MW

Price history

House and unit medians · ABS + state datasets

Rental vacancy rate

Official Homes Victoria (DFFH) figure · Greater Melbourne grain
Rental vacancy rate · Greater Melbourne
2.5%
Balanced market

Official vacancy is published at the Greater Melbourne level, not per suburb. Shaded band marks a balanced market (2.5–3.5%).

Source: Homes Victoria Rental Report (DFFH) · Latest: Sep 2025

Trend & investor depth

Derived from this suburb's own price, rent and income history
Indicative cashflow-$1,074/wk (-$55,844/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage+15% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Fgrade · 6/100 · top 94% of 3,604AU suburbs
Peer distributionstronger than 6% of AU suburbs
WeakerTypicalStronger
Capital growth11
Rental yield5
Stability43
Volatility-14.8ppCycle-1.0Affordability+1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Plenty

Owner-occupied 96%Rented 4%
Investor activityATO
Negatively geared11.5%
208 of 407 landlords
Avg rental loss$11,732/yr
Landlords (rental income)407
Reported capital gains223
The read

Owner-occupier stronghold

95% of homes here are owner-occupied and 4% rented, with 12% of landlords negatively geared.

Why it fits

95% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.0% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
54%
of household income to service a new loan
12.3 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $7,509/mo vs median rent $2,513/mo (+199% · +$1153/wk)

If rates move

At 4.2%: $5,995/mo (-1,514) · at 6.2% (current): $7,509/mo · at 8.2%: $9,167/mo (+1,659)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
9.2x
median home price as a multiple of annual household income
Moderate
Renting
18%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,600/mo, while renters pay about $2,513/mo — owning runs $87/mo higher on these medians.

Median price
$1.53M
Household income · yr
$166K
Median rent · wk
$580
Owner mortgage · mo
$2,600
Gross yield
2.0%

Household income

ABS Census · ATO
$166K household · yr+101.5% vs VIC suburb median
Personal
$53K
Family
$174K
Household
$166K
Household income distribution (ABS Census 2021 · weekly)fewer than 37% could service the median house
Under $300
16
$300-649
20
$650-999
47
$1,000-1,499
58
$1,500-1,999
54
$2,000-2,999
136
$3,000-3,999
114
$4,000+
256

Serviceability line: a household needs about $5,776/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 27% of households here would spend more than 30% of income on rent (rent stress line: $1,933/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$56K → $67K

Housing stock and tenure

ABS Census 2021
Tenure (740 households)
Owned outright
45%
Owned with mortgage
50%
Rented
4%
Dwelling structure4.6% of dwellings unoccupied on census night
Separate house
99%
Townhouse / semi
0%
Flat / apartment
0%

Getting to work: 67% drive, 1% public transport, 0% walk or cycle, 30% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Livability

OSM · GTFS · schools + hospitals
15/ 100 livability index

Top 85% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 15% of Australian suburbs
WeakerTypicalStronger
Everyday access40
Public transport (10 stops)33
Schools & hospitals0

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime Year ending Mar 2026
2,420
3,786 per 100k
D6 vs AU

Crime

lga
Rate · per 100k3,786
Total incidents2,420· Year ending Mar 2026
  • Assault17441%
  • Sexual Offences4611%
  • Robbery123%
  • Break And Enter19746%

Development screen

Could a secondary dwelling be worth investigating?

Limited supporting context
small second home screening context Medium broad constraint context

Policy position

Official source access limited

The official state policy page could not be reliably re-verified automatically in the latest review. Treat this screen as preliminary and confirm the current planning and building requirements with the state source and local council.

Rental use: Review against the official Planning Victoria guidance and local building requirements before use.

Open official policy source

Separate houses

94.4%

Suburb share of occupied private dwellings recorded as separate houses.

13.9 pp above the state median

State median 80.5% · 693 valid suburbs

Residential-zone context

0.0%

Broad suburb sampling only; the property zoning and overlays can differ.

Near the state median

State median 0.0% · 690 valid suburbs

Rental households

4.1%

Demand context only; it does not establish permission to rent a secondary dwelling.

18.1 pp below the state median

State median 22.2% · 693 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. The staged suburb layer shows no mapped exposure; this is not a property-level clearance.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Verify current source

    State policy position

    The current small second home position needs direct confirmation before relying on this screen.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Plenty unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Plenty, VIC 3090 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

2 broad-area layers staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone designation

Severe broad-area context

About 98.4% of the suburb is within Victoria's mapped Bushfire Prone Area.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Flood and moisture context

No mapped flood exposure

About 1.6% of the suburb intersects VIC LSIO.

May affect: Floor levels and drainage · Water-resistant assemblies · Material durability

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire-prone area

Vicmap Bushfire Prone Area
Partly designated ~98.4%
~98.4% of the suburb is within Victoria's designated Bushfire Prone Area

Share of the suburb within Victoria's gazetted Bushfire Prone Area (Vicmap, CC BY), point-sampled across the suburb. A Bushfire Prone Area is a planning designation that triggers the building code's bushfire construction provisions — it is not a graduated hazard rating or a property-level Bushfire Attack Level (BAL) assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Flood exposure

VIC LSIO
No mapped exposure ~1.6%
~1.6% of the suburb sits within a mapped flood-hazard area

Estimated exposure to the official flood-hazard layer (VIC LSIO), point-sampled across the suburb. This shows how much of the suburb sits within mapped flood-planning areas — it is not a property-level flood certificate. Areas without a completed flood study may be unmapped. Check the local council's flood maps for an individual property.

Planning zones

Vicmap Planning
Dominant zone Rural Conservation (RCZ)
Rural / Green wedge 53% Public / Open space 28% Residential 19%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against Vicmap Planning scheme-zone polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Growth outlook · Nillumbik LGA

Victoria in Future 2023 · projection 2021–2036
Dwellings
+11.3%
22,410 → 24,950
+2,540 dwellings
Population
+6.3%
63,450 → 67,420
Households
+11.3%
21,950 → 24,440

LGA-level official projection (Victoria in Future 2023, DTP). Indicative of the wider council area, not a suburb-level forecast.

Population outlook

ABS projection · Plenty - Yarrambat SA2 area · 2022 base
9,432 people · 20229,381 by 2032 (-0.5%)

ABS population projection (2022 base) for the Plenty - Yarrambat SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Plenty VIC — Property Data and Demographics

Plenty is a compact suburb in Victoria within the Nillumbik local government area (postcode 3090). It is home to about 2,575 residents, with a settled mid-life population and a median age of 44. Households earn a median income of $166K per year, with an average household size of 3.2 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.4% year-on-year at the LGA level. VIC employment has moved +0.8% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. VIC also had 41 Commonwealth-backed major projects under construction, 18 underway, and 24 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, clerical & administrative. Employment in the area leans toward construction and healthcare. The top ancestries reported are English, Australian, Italian.

The median house price in Plenty is $1.5 million, having fallen sharply by 13% over the past year. The current median weekly rent is $580. This gives a gross rental yield of approximately 2.0%. The median monthly mortgage repayment is $2,600.

Public transport access includes 10 bus stops. The crime rate in the Nillumbik LGA is below average at 3,786 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 2.0% (low yield). Property prices are above the state median ($1.5M/$850K), placing it in the premium segment. The price-to-income ratio of 9.2x is considered moderate. House prices have moved -13.0% year-on-year. Population growth of +0.4% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.0%↓ Low Yield
Price vs State$1.5M/$850K↓ Above Median
Affordability9.2x· Moderate
Price Momentum-13.0%↓ Falling
Pop. Growth+0.4%· Stable
Development+0%· Steady
InvestmentVIC
Mortgage · mth$2,600
Rent · wk(Census)$392
Market rent · wk(Sep 2025)$580
Gross yield1.3%
Price / income9.2x
Sales vol (latest Q)(2025-Q4)5
Population growth · Nillumbik LGAABS ERP
Population (2025)63,797
5-year growth-0.2% CAGR
YoY change+0.4%
20012025
Development · Nillumbik LGAABS Approvals
Approvals (2026)92
Houses 62%Units 38%
YoY change+0%
Employment · Nillumbik LGASALM
Unemployment (Dec-25)1.9%
YoY change+0.2pp
Dec-10Dec-25
Property investors · Postcode 3090ATO
Negatively geared11.5%
208 of filers
Avg rental loss$11,732/yr
Landlords (rental income)407
Reported capital gains223
People & prosperity
DemographicsCensus 21
Population2,575
Median age44
Household size3.2
HH income · wk$3,190
Personal income · wk$1,028
Persons / bedroom0.8
IncomeATO 22-23
Median income$66,510
Mean income$92,497
Earners6,796
YoY change+7.2%
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)9/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$2,588 → $3,190
Change+23.3%
vs VIC median-0.2 pp
Median rent-2%
stablevs VIC 2016–21
Top occupationsCensus
Professionals297Managers293Clerical & Administrative216Technicians & Trades208Sales144
Top industriesCensus
Construction264Healthcare150Retail Trade137Education110Professional Services107
Top ancestryCensus
English887Australian836Italian488Irish225Scottish169
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies1
GP / clinics0
Fuel stations1
Cafes & dining4
TransportGTFS
Bus stops10
Aged care · Nillumbik LGAGEN
Facilities5
Residential places485
Diamond Creek Care Community130 places
Estia Health Plenty130 places · in suburb
Estia Health Wattle Glen98 places
St Vincent's Care Services Eltham - Willandra Lodge64 places
St Vincent's Care Services Eltham - Eltham Lodge63 places
Childcare · Nillumbik LGAACECQA
Services52
Approved places3,342
Exceeding NQS22
Eltham East Out of School Hours Care165 places
Glen Katherine Primary School Year Round Care Program150 places
Goodstart Early Learning Eltham120 places
Smiling Children Early Learning Centre120 places
Launchpad Diamond Creek116 places
Eltham North P.S Outside School Hours Care104 places
+46 more in Nillumbik LGA
Nearby in Nillumbik LGA12
Research$1.3M · 2,695Wattle Glen$1.1M · 1,911Hurstbridge$921K · 3,554Eltham North$1.2M · 6,830Eltham$1.2M · 18,847Diamond Creek$875K · 12,503North Warrandyte · 3,027Yarrambat · 1,602Kangaroo Ground · 1,208St Andrews · 1,186Panton Hill · 1,063Christmas Hills · 365
Tax calculatorsaustax.tools
Stamp Duty CalculatorVIC ↗Land Tax CalculatorVIC ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

There is enough direct local evidence on Plenty for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Manual release files still matter here.

DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
VIC Property Sales Report · 2025-Q4 · DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.
medium stability · mixed acquisition · every update · quarterly
Available
Market rent
Homes Victoria · Sep 2025 · State market dataset
medium stability · automated · every update · quarterly
Available
Crime
VIC Crime Statistics Agency · Year ending Mar 2026 · Area-level release dataset
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 10 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Melbourne

Plenty sits in Melbourne — explore the metro.

Plenty FAQ

Common questions
  1. What LGA is Plenty in?

    Plenty is in the Nillumbik Local Government Area, VIC, postcode 3090. Council-level context for Nillumbik LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Plenty?

    The current median house price in Plenty, VIC is $1.5M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Plenty?

    The median weekly rent in Plenty is $580/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Plenty?

    Income-stretched rent market: Weekly rent screens at about 45% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Plenty a good investment?

    QuickProperty's investment signals for Plenty show: Low Yield, Above Median, Moderate. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Plenty?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Plenty data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.