Suburb Overview
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.
Location
Key Indicators
Postcode
3673
Postcode for Broken Creek, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
45
Usual resident population at the most recent census.
Median weekly rent
$70/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
$84,500
Annual median household income (before tax) across all households.
Distance to CBD
173 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
83% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
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. At the 2021 Census the median weekly rent was $70 (≈ $3,640/year gross at the time). Market rents have moved substantially since 2021, so benchmark against current listings before running yield numbers. Broken Creek is 173 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Broken Creek vs Victoria Median
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, 2021 Census) | $70 | $380 | -82% |
| Distance to CBD | 173 km | 32 km | +441% |
| Separate houses | 83% | 78% | +5pp |
Investor Checklist
Pre-inspection briefing for Broken Creek — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 45 residents — 1% of the VIC suburb median (7,416).
- Purchasing power: median household income $84,500/year (-11% vs Victoria suburb median of $95,160).
- Gross rental income: $70/week (2021 Census), ~$3,640/year.
- CBD access: 173 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 83% 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: 4% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
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, 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 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.
Risk Factors
- Interest-rate movements are the dominant macro risk for Broken Creek — model cash flow with a 1–2 percentage-point buffer above current rates to ensure the investment survives a tightening cycle.
- Liquidity risk: with 45 residents, Broken Creek 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 173 km from the nearest CBD, Broken Creek 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 Broken Creek regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Broken Creek with a 10–15% price pullback scenario before committing capital — returns to date are not a guarantee of future performance.
Run the numbers on a Broken Creek property
Walk the journey to a place like Broken Creek
Seven guided stops — government schemes compared for your exact numbers, a real budget, suburb shortlisting and every contract deadline tracked. Free, no signup to start.
Start your first-home journey →2026 Outlook
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 (2021 Census), a baseline gross rental income of roughly $3,640/year — refine against current listings before running your numbers. Overall investor sentiment for Broken Creek is cautious heading into the second half of 2026, based on its income, rent and mortgage profile relative to the Victoria median.
Share your experience of Broken Creek
Lived in Broken Creek? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Frequently Asked Questions
Is Broken Creek a good suburb for investment?
Whether Broken Creek suits you depends on your strategy, but the fundamentals are concrete: a population of 45, a median household income of $84,500/year and median weekly rent of $70. 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 Broken Creek?
The main demand drivers in Broken Creek are a median household income of $84,500/year, a dwelling mix that is 83% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Broken Creek?
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.
How far is Broken Creek from the Melbourne CBD?
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.
What is the median rent in Broken Creek?
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.
What is the typical mortgage repayment in Broken Creek?
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.
Is Broken Creek cash-flow positive for investors?
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.
What are the main risks of investing in Broken Creek?
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.
How we built this Broken Creek 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.