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ABS 2021 Census · Updated 21 May 2026
Adams Estate is a regional centre in Victoria, Australia, with a population of approximately 83, making it a boutique locality. Located approximately 84 km from the Melbourne CBD, Adams Estate is a regional area in Victoria. The median household income is $86,632 per year.
Moderate income levels in Adams Estate indicate steady rental demand from working households. As a regional location, growth prospects depend on local economic conditions and infrastructure investment.
Official Australia Post postcode for Adams Estate. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Adams Estate on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Adams Estate is a smaller community of 83 — about 1% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Household income of $86,632/year is 9% below the Victoria median of $95,160, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $300 equates to $1,300/month — about 95% of the median mortgage repayment of $1,365/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Adams Estate is 84 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Adams Estate stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Adams Estate sits above the state median; negative means below.
| Metric | Adams Estate | VIC median | Δ vs state |
|---|---|---|---|
| Population | 83 | 7,416 | -99% |
| Median household income | $86,632/yr | $95,160/yr | -9% |
| Median rent (weekly) | $300 | $380 | -21% |
| Median mortgage (monthly) | $1,365 | $1,950 | -30% |
| Distance to CBD | 84 km | 32 km | +163% |
| Separate houses | 84% | 78% | +6pp |
Pre-inspection briefing for Adams Estate — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 83 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage: $300/week (~$1,300/month) covers 95% of the $1,365/month median mortgage repayment, so the shortfall sits at just $65/month. Investors targeting positive cash flow should shortlist this suburb.
With 84% houses in a 83-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Adams Estate property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Adams Estate are modest for 2026 — incomes 9% below the VIC median of $95,160 and a population of 83 suggest gains will lag headline metro markets. Rental coverage runs at ~95% of the typical mortgage ($1,300/month rent vs $1,365/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 38/100 places Adams Estate in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Adams Estate scores 38/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 83, median household income of $86,632/year and median weekly rent of $300. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Adams Estate are a median household income of $86,632/year, a dwelling mix that is 84% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Adams Estate has a usual resident population of approximately 83, compared with a Victoria suburb median of 7,416 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Adams Estate sits 84 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $300 in Adams Estate, equating to approximately $15,600/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Adams Estate is $1,365, or approximately $16,380/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $300 works out to $1,300/month, covering 95% of the median mortgage repayment of $1,365/month. That leaves a $65/month shortfall (around $780/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (83 residents), interest-rate sensitivity on the $1,365 median mortgage, the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.