Suburb Overview
Baxter is a regional centre in Victoria, Australia, with a population of approximately 2,166, making it a boutique locality. Located approximately 46 km from the Melbourne CBD, Baxter is a regional area in Victoria. The median household income is $77,636 per year.
Location
Key Indicators
Postcode
3911
Postcode for Baxter, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
2,166
Usual resident population at the most recent census.
Median weekly rent
$360/wk
Median weekly rent recorded at the 2021 Census — market rents have risen since, so treat this as a dated baseline, not a current figure.
Median household income
$77,636
Annual median household income (before tax) across all households.
Distance to CBD
46 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Sale prices & yield
Median house price
$765,000
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Median unit price
$586,000
Median unit sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$1,690/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
84% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Baxter
- Regional location about 46 km from Melbourne.
- Predominantly separate houses (84%) — suburban lifestyle with more land.
- Country-town feel with lower density and slower pace of life.
Who Baxter Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Mortgage costs are lower than the Victoria median, improving cash-flow margins.
- Lower purchase prices and more land for the money.
Cons
- Long distance to the CBD (46 km) — plan for commute time or local employment.
- Transport options are limited — car dependency is likely.
- Fewer schools inside the suburb itself — verify catchments for neighbouring areas.
Investment Insight
Baxter is a smaller community of 2,166 — about 29% 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 $77,636/year is 18% below the Victoria median of $95,160, typically translating into lower entry prices and a tenant base more sensitive to rent increases. At the 2021 Census, median weekly rent of $360 equated to $1,560/month — about 92% of the then-median mortgage repayment of $1,690/month. Both figures have moved substantially since 2021, so treat the ratio as a historical signal that this suburb leaned cash-flow-friendly, and verify against current listings and rates. At 46 km from Melbourne, Baxter is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
Investment Tip
Regional property can deliver strong cash-flow yields but liquidity is tighter — plan for longer hold periods and verify local employment stability. At the 2021 Census, local rents consumed roughly 24% of household income — a dated but useful sanity check on tenant affordability.
Baxter vs Victoria Median
How Baxter stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Baxter sits above the state median; negative means below.
| Metric | Baxter | VIC median | Δ vs state |
|---|---|---|---|
| Population | 2,166 | 7,416 | -71% |
| Median household income | $77,636/yr | $95,160/yr | -18% |
| Median rent (weekly, 2021 Census) | $360 | $380 | -5% |
| Median mortgage (monthly, 2021 Census) | $1,690 | $1,950 | -13% |
| Distance to CBD | 46 km | 32 km | +44% |
| Separate houses | 84% | 78% | +6pp |
Investor Checklist
Pre-inspection briefing for Baxter — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 2,166 residents — 29% of the VIC suburb median (7,416).
- Purchasing power: median household income $77,636/year (-18% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $360/week rent (≈ $1,560/month) covered ~92% of the $1,690/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 46 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 84% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$169/month extra for a 1-percentage-point RBA rate rise on top of the $1,690/month median repayment.
- Tenant rent burden: 24% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Limited buy-and-hold upside: a small population of 2,166 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage at the 2021 Census: $360/week (~$1,560/month) covered 92% of the $1,690/month median mortgage, a shortfall of just $130/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
With 84% houses in a 2,166-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Risk Factors
- Interest-rate sensitivity: the $1,690/month median mortgage in Baxter means a 1-percentage-point RBA rate rise could add roughly $169/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Income vulnerability: household incomes in Baxter are 18% below the Victoria median ($77,636 vs $95,160), which tends to compress rent growth and increases exposure to local unemployment shocks.
- Liquidity risk: with 2,166 residents, Baxter has a thinner pool of buyers and tenants than larger suburbs. Expect longer days-on-market on resale and budget for potential vacancy gaps between tenancies.
- Commute distance: at 46 km from the nearest CBD, Baxter depends on local employment rather than city-driven commuter demand, which amplifies the market's sensitivity to regional industry slowdowns.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Baxter regardless of local market conditions.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Baxter are modest for 2026 — incomes 18% below the VIC median of $95,160 and a population of 2,166 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~92% of the typical mortgage ($1,560/month rent vs $1,690/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Baxter is cautious heading into the second half of 2026, based on its income, rent and mortgage profile relative to the Victoria median.
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Frequently Asked Questions
Is Baxter a good suburb for investment?
Whether Baxter suits you depends on your strategy, but the fundamentals are concrete: a population of 2,166, a median household income of $77,636/year and median weekly rent of $360. Weigh those against your goal — cash flow, capital growth, or a value-add renovation — each of which we break down with suburb-specific ABS numbers elsewhere on this page.
What drives property demand in Baxter?
The main demand drivers in Baxter are a median household income of $77,636/year, a dwelling mix that is 84% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Baxter?
Baxter has a usual resident population of approximately 2,166, 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.
How far is Baxter from the Melbourne CBD?
Baxter sits 46 km straight-line from the Melbourne CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
What is the median rent in Baxter?
The most recent census recorded a median weekly rent of $360 in Baxter, equating to approximately $18,720/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.
What is the typical mortgage repayment in Baxter?
The median monthly mortgage repayment in Baxter is $1,690, or approximately $20,280/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.
Is Baxter cash-flow positive for investors?
A median weekly rent of $360 works out to $1,560/month, covering 92% of the median mortgage repayment of $1,690/month. That leaves a $130/month shortfall (around $1,560/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.
What are the main risks of investing in Baxter?
The main risks are a thin buyer pool (2,166 residents), interest-rate sensitivity on the $1,690 median mortgage, below-median household incomes ($77,636 vs $95,160 state median), the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
How we built this Baxter profile
The population, postcode, median household income, and dwelling mix on this page are real figures from the ABS 2021 Census (income is the ABS median weekly household income annualised) and Australia Post. Distance to the CBD is calculated from the suburb's ABS centroid. The Census median rent and mortgage repayment are 2021 figures and are clearly labelled as such wherever they appear — they are five years old and have moved substantially since. We do not publish an investment score or school/park counts for this suburb. See our methodology and data sources for exactly what's measured and what's estimated.