Suburb Overview
Boigbeat is a regional centre in Victoria, Australia, with a population of approximately 19, making it a boutique locality. Located approximately 308 km from the Melbourne CBD, Boigbeat is a regional area in Victoria. The median household income is $84,448 per year.
Location
Key Indicators
Postcode
3531
Postcode for Boigbeat, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
19
Usual resident population at the most recent census.
Median weekly rent
$150/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
$84,448
Annual median household income (before tax) across all households.
Distance to CBD
308 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
N/A
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
100% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Boigbeat is a smaller community of 19 — about 0% 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 $84,448/year is 11% 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 the median weekly rent was $150 (≈ $7,800/year gross at the time). Market rents have moved substantially since 2021, so benchmark against current listings before running yield numbers. Boigbeat is 308 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Separate houses make up 100% of dwellings — 22 percentage points above the Victoria median of 78% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
Boigbeat vs Victoria Median
How Boigbeat stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Boigbeat sits above the state median; negative means below.
| Metric | Boigbeat | VIC median | Δ vs state |
|---|---|---|---|
| Population | 19 | 7,416 | -100% |
| Median household income | $84,448/yr | $95,160/yr | -11% |
| Median rent (weekly, 2021 Census) | $150 | $380 | -61% |
| Distance to CBD | 308 km | 32 km | +863% |
| Separate houses | 100% | 78% | +22pp |
Investor Checklist
Pre-inspection briefing for Boigbeat — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 19 residents — 0% of the VIC suburb median (7,416).
- Purchasing power: median household income $84,448/year (-11% vs Victoria suburb median of $95,160).
- Gross rental income: $150/week (2021 Census), ~$7,800/year.
- CBD access: 308 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 100% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: model your cash flow with rates 1–2 percentage points above current to ensure the investment survives a tightening cycle.
- Tenant rent burden: 9% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Limited buy-and-hold upside: a small population of 19 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Gross rent of $150/week (~$7,800/year, 2021 Census) sets an indicative yield ceiling. Cross-check against current listings and your purchase price to confirm whether this suburb hits the 4–5% gross yield most Australian investors target.
With 100% houses in a 19-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 movements are the dominant macro risk for Boigbeat — model cash flow with a 1–2 percentage-point buffer above current rates to ensure the investment survives a tightening cycle.
- Liquidity risk: with 19 residents, Boigbeat 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 308 km from the nearest CBD, Boigbeat depends on local employment rather than city-driven commuter demand, which amplifies the market's sensitivity to regional industry slowdowns.
- House-dominant stock: 100% of dwellings are separate houses, so value is concentrated in land — weather events, insurance repricing and land-tax changes hit investors here more directly than in a unit-heavy suburb.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Boigbeat regardless of local market conditions.
Run the numbers on a Boigbeat property
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Boigbeat are modest for 2026 — incomes 11% below the VIC median of $95,160 and a population of 19 suggest gains will lag headline metro markets. Rents sit around $150/week (2021 Census), a baseline gross rental income of roughly $7,800/year — refine against current listings before running your numbers. Overall investor sentiment for Boigbeat 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 Boigbeat a good suburb for investment?
Whether Boigbeat suits you depends on your strategy, but the fundamentals are concrete: a population of 19, a median household income of $84,448/year and median weekly rent of $150. 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 Boigbeat?
The main demand drivers in Boigbeat are a median household income of $84,448/year, a dwelling mix that is 100% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Boigbeat?
Boigbeat has a usual resident population of approximately 19, 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 Boigbeat from the Melbourne CBD?
Boigbeat sits 308 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.
What is the median rent in Boigbeat?
The most recent census recorded a median weekly rent of $150 in Boigbeat, equating to approximately $7,800/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 Boigbeat?
A reliable median mortgage figure was not captured for Boigbeat. Use our loan serviceability calculator to estimate a realistic monthly repayment for your target purchase price and deposit.
Is Boigbeat cash-flow positive for investors?
Census data was not complete enough in Boigbeat to compute a clean rent-to-mortgage coverage. Use current listings to benchmark weekly rent, then plug your expected purchase price into our rental yield calculator to see whether the investment runs cash-flow positive or negative.
What are the main risks of investing in Boigbeat?
The main risks are a thin buyer pool (19 residents), interest-rate sensitivity, 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 Boigbeat 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.