EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
Broken Creek is a regional centre in Victoria, Australia, with a population of approximately 45, making it a boutique locality. Located approximately 173 km from the Melbourne CBD, Broken Creek is a regional area in Victoria. The median household income is $84,500 per year.
Moderate income levels in Broken Creek indicate steady rental demand from working households. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Broken Creek. 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 Broken Creek 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.
Broken Creek is a smaller community of 45 — 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 $84,500/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. The median weekly rent of $70 translates to approximately $3,640/year in gross rental income, setting the upper bound on yield before vacancy, rates, insurance and maintenance. Broken Creek is 173 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Broken Creek stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Broken Creek sits above the state median; negative means below.
| Metric | Broken Creek | VIC median | Δ vs state |
|---|---|---|---|
| Population | 45 | 7,416 | -99% |
| Median household income | $84,500/yr | $95,160/yr | -11% |
| Median rent (weekly) | $70 | $380 | -82% |
| Distance to CBD | 173 km | 32 km | +441% |
| Separate houses | 83% | 78% | +5pp |
Pre-inspection briefing for Broken Creek — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 45 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Gross rent of $70/week (~$3,640/year) sets the yield ceiling. Cross-check against your purchase price to confirm whether this suburb hits the 4–5% gross yield most Australian investors target.
With 83% houses in a 45-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 Broken Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Broken Creek are modest for 2026 — incomes 11% below the VIC median of $95,160 and a population of 45 suggest gains will lag headline metro markets. Rents sit around $70/week, setting the baseline gross rental income at roughly $3,640/year — refine this against current listings before running your numbers. The EquitySight investment score of 36/100 places Broken Creek in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
Lived in Broken Creek? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Broken Creek scores 36/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 45, median household income of $84,500/year and median weekly rent of $70. 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 Broken Creek are a median household income of $84,500/year, a dwelling mix that is 83% 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.
Broken Creek has a usual resident population of approximately 45, 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.
Broken Creek sits 173 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 $70 in Broken Creek, equating to approximately $3,640/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.
A reliable median mortgage figure was not captured for Broken Creek. Use our loan serviceability calculator to estimate a realistic monthly repayment for your target purchase price and deposit.
Census data was not complete enough in Broken Creek 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.
The main risks are a thin buyer pool (45 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.
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.