Suburb Overview
Broadmeadows is a well-established middle-ring suburb of Melbourne, Australia, with a population of approximately 12,524, making it a smaller community. Located approximately 15 km from the Melbourne CBD, Broadmeadows is a middle ring area in Victoria. The median household income is $59,852 per year.
Location
Key Indicators
Postcode
3047
Postcode for Broadmeadows, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
12,524
Usual resident population at the most recent census.
Median weekly rent
$331/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
$59,852
Annual median household income (before tax) across all households.
Distance to CBD
15 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
$630,000
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Median unit price
$458,000
Median unit sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$1,408/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
61% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Broadmeadows
- Well-connected to Melbourne at ~15 km from the CBD.
- Several schools in the area (around 3), attractive for families.
- Good green-space access with around 5 parks and reserves nearby.
- Strong transport links into the city and nearby employment hubs.
- Established streets, local shops, and schools within the neighbourhood.
Who Broadmeadows Suits
Pros and Cons
Pros
- Mortgage costs are lower than the Victoria median, improving cash-flow margins.
- Access to several schools nearby (around 3).
- Local parks and reserves (around 5) add to liveability.
- Solid transport links into employment hubs.
Cons
- Traffic can build during peak hours, especially on arterial roads.
- Prices may rise further as demand continues.
Investment Insight
Broadmeadows's population of 12,524 sits 69% above the Victoria suburb median of 7,416, giving it a wider tenant and buyer catchment than the average VIC locality. Broadmeadows's median household income of $59,852/year is 37% below the Victoria suburb median ($95,160) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. At the 2021 Census, median weekly rent of $331 equated to $1,434/month — about 102% of the then-median mortgage repayment of $1,408/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. 15 km from Melbourne places Broadmeadows in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 61% of dwellings are separate houses (vs 78% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Investment Tip
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. At the 2021 Census, local rents consumed roughly 29% of household income — a dated but useful sanity check on tenant affordability.
Broadmeadows vs Victoria Median
How Broadmeadows stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Broadmeadows sits above the state median; negative means below.
| Metric | Broadmeadows | VIC median | Δ vs state |
|---|---|---|---|
| Population | 12,524 | 7,416 | +69% |
| Median household income | $59,852/yr | $95,160/yr | -37% |
| Median rent (weekly, 2021 Census) | $331 | $380 | -13% |
| Median mortgage (monthly, 2021 Census) | $1,408 | $1,950 | -28% |
| Distance to CBD | 15 km | 32 km | -53% |
| Separate houses | 61% | 78% | -17pp |
Investor Checklist
Pre-inspection briefing for Broadmeadows — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 12,524 residents — 169% of the VIC suburb median (7,416).
- Purchasing power: median household income $59,852/year (-37% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $331/week rent (≈ $1,434/month) covered ~102% of the $1,408/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 15 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 61% separate houses — mixed market (vs 78% state median).
- Rate stress-test: budget ~$141/month extra for a 1-percentage-point RBA rate rise on top of the $1,408/month median repayment.
- Tenant rent burden: 29% of the median household income is spent on rent — within normal range.
Investment Strategy
Limited buy-and-hold upside: household incomes 37% below the VIC median ($59,852 vs $95,160) means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage at the 2021 Census: $331/week (~$1,434/month) covered 102% of the $1,408/month median mortgage, a shortfall of just $0/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
Only 61% of dwellings are separate houses (vs 78% VIC median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Risk Factors
- Interest-rate sensitivity: the $1,408/month median mortgage in Broadmeadows means a 1-percentage-point RBA rate rise could add roughly $141/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Income vulnerability: household incomes in Broadmeadows are 37% below the Victoria median ($59,852 vs $95,160), which tends to compress rent growth and increases exposure to local unemployment shocks.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Broadmeadows regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Broadmeadows 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 Broadmeadows are modest for 2026 — incomes 37% below the VIC median of $95,160 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~102% of the typical mortgage ($1,434/month rent vs $1,408/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Broadmeadows 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 Broadmeadows a good suburb for investment?
Whether Broadmeadows suits you depends on your strategy, but the fundamentals are concrete: a population of 12,524, a median household income of $59,852/year and median weekly rent of $331. 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 Broadmeadows?
The main demand drivers in Broadmeadows are proximity to Melbourne (15 km), a median household income of $59,852/year, a dwelling mix that is 61% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Broadmeadows?
Broadmeadows has a usual resident population of approximately 12,524, compared with a Victoria suburb median of 7,416 — placing it in the upper 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 Broadmeadows from the Melbourne CBD?
Broadmeadows sits 15 km straight-line from the Melbourne CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
What is the median rent in Broadmeadows?
The most recent census recorded a median weekly rent of $331 in Broadmeadows, equating to approximately $17,212/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 Broadmeadows?
The median monthly mortgage repayment in Broadmeadows is $1,408, or approximately $16,896/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 Broadmeadows cash-flow positive for investors?
A median weekly rent of $331 works out to $1,434/month, covering 102% of the median mortgage repayment of $1,408/month. That means rent exceeds the median repayment by roughly $26/month, so on these numbers Broadmeadows leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. 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 Broadmeadows?
The main risks are interest-rate sensitivity on the $1,408 median mortgage, below-median household incomes ($59,852 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 Broadmeadows 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.