Suburb Overview
Boolarong is a regional centre in Victoria, Australia, with a population of approximately 5, making it a boutique locality. Located approximately 141 km from the Melbourne CBD, Boolarong is a regional area in Victoria. The median household income is $117,000 per year.
Location
Key Indicators
Postcode
3960
Postcode for Boolarong, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
5
Usual resident population at the most recent census.
Median weekly rent
N/A
A current median rent has not been published for this suburb.
Median household income
$117,000
Annual median household income (before tax) across all households.
Distance to CBD
141 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$867/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
N/A
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Boolarong is a smaller community of 5 — about 0% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $117,000/year runs 23% above the Victoria suburb median of $95,160, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Boolarong is 141 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Boolarong vs Victoria Median
How Boolarong stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Boolarong sits above the state median; negative means below.
| Metric | Boolarong | VIC median | Δ vs state |
|---|---|---|---|
| Population | 5 | 7,416 | -100% |
| Median household income | $117,000/yr | $95,160/yr | +23% |
| Median mortgage (monthly, 2021 Census) | $867 | $1,950 | -56% |
| Distance to CBD | 141 km | 32 km | +341% |
Investor Checklist
Pre-inspection briefing for Boolarong — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 5 residents — 0% of the VIC suburb median (7,416).
- Purchasing power: median household income $117,000/year (+23% vs Victoria suburb median of $95,160).
- Gross rental income: verify via realestate.com.au — median rent data was not captured for this suburb.
- CBD access: 141 km straight-line from Melbourne (state suburb median 32 km).
- Home mix: the housing-type split was not captured — verify on the ground.
- Rate stress-test: budget ~$87/month extra for a 1-percentage-point RBA rate rise on top of the $867/month median repayment.
- Tenant rent burden: rent-to-income data not available — verify against state rental tribunal dashboards.
Investment Strategy
Limited buy-and-hold upside: a small population of 5 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Median rental data was not captured for Boolarong. Use current realestate.com.au and Domain listings to triangulate a realistic weekly rent before committing, then feed that number into our rental yield calculator.
With a population of 5, the resale market in Boolarong may not reliably reward cosmetic renovations — a longer hold is typically a better strategy at this scale, letting land-value appreciation do the work instead.
Risk Factors
- Interest-rate sensitivity: the $867/month median mortgage in Boolarong means a 1-percentage-point RBA rate rise could add roughly $87/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Liquidity risk: with 5 residents, Boolarong 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 141 km from the nearest CBD, Boolarong 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 Boolarong regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Boolarong with a 10–15% price pullback scenario before committing capital — returns to date are not a guarantee of future performance.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Boolarong are modest for 2026 — incomes 23% above the VIC median of $95,160 and a population of 5 suggest gains will lag headline metro markets. Rental fundamentals will need to be verified against live listings, as a clean median rent was not recorded for Boolarong. Overall investor sentiment for Boolarong is balanced 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 Boolarong a good suburb for investment?
Whether Boolarong suits you depends on your strategy, but the fundamentals are concrete: a population of 5, a median household income of $117,000/year. 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 Boolarong?
The main demand drivers in Boolarong are an above-state-median household income of $117,000/year. Together these shape both owner-occupier and tenant demand.
What is the population of Boolarong?
Boolarong has a usual resident population of approximately 5, 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 Boolarong from the Melbourne CBD?
Boolarong sits 141 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 Boolarong?
A reliable median rent was not captured for Boolarong. Benchmark expected weekly rent on realestate.com.au and Domain, or the state rental tribunal's rent dashboard. Most Australian investors target a 4–5% gross yield as a baseline.
What is the typical mortgage repayment in Boolarong?
The median monthly mortgage repayment in Boolarong is $867, or approximately $10,404/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 Boolarong cash-flow positive for investors?
Census data was not complete enough in Boolarong 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 Boolarong?
The main risks are a thin buyer pool (5 residents), interest-rate sensitivity on the $867 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.
How we built this Boolarong 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.