Suburb Overview
Eaglemont is a well-established middle-ring suburb of Melbourne, Australia, with a population of approximately 3,960, making it a boutique locality. Located approximately 10 km from the Melbourne CBD, Eaglemont is a middle ring area in Victoria. The median household income is $149,032 per year.
Location
Key Indicators
Postcode
3084
Postcode for Eaglemont, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
3,960
Usual resident population at the most recent census.
Median weekly rent
$453/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
$149,032
Annual median household income (before tax) across all households.
Distance to CBD
10 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
$3,210,000
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$3,073/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
71% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Eaglemont
- Well-connected to Melbourne at ~10 km from the CBD.
- Local parks and reserves (around 2) within easy reach.
- Well-serviced by public transport and major roads.
- Established streets, local shops, and schools within the neighbourhood.
Who Eaglemont Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Solid transport links into employment hubs.
- Short distance to the CBD makes commuting straightforward.
Cons
- Median mortgage sits above the Victoria state median — entry costs are stretched.
- Fewer schools inside the suburb itself — verify catchments for neighbouring areas.
Investment Insight
Eaglemont is a smaller community of 3,960 — about 53% 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 $149,032/year runs 57% 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. At the 2021 Census, median rent of $453/week (~$1,963/month) covered only 64% of the $3,073/month median mortgage recorded at the same Census — a dated snapshot, but one that suggests this suburb tilted toward capital growth rather than yield. At 10 km from the Melbourne CBD, Eaglemont sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
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 16% of household income — a dated but useful sanity check on tenant affordability.
Eaglemont vs Victoria Median
How Eaglemont stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Eaglemont sits above the state median; negative means below.
| Metric | Eaglemont | VIC median | Δ vs state |
|---|---|---|---|
| Population | 3,960 | 7,416 | -47% |
| Median household income | $149,032/yr | $95,160/yr | +57% |
| Median rent (weekly, 2021 Census) | $453 | $380 | +19% |
| Median mortgage (monthly, 2021 Census) | $3,073 | $1,950 | +58% |
| Distance to CBD | 10 km | 32 km | -69% |
| Separate houses | 71% | 78% | -7pp |
Investor Checklist
Pre-inspection briefing for Eaglemont — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 3,960 residents — 53% of the VIC suburb median (7,416).
- Purchasing power: median household income $149,032/year (+57% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $453/week rent (≈ $1,963/month) covered ~64% of the $3,073/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 10 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 71% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$307/month extra for a 1-percentage-point RBA rate rise on top of the $3,073/month median repayment.
- Tenant rent burden: 16% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Strong buy-and-hold fundamentals: household incomes run 57% above the Victoria suburb median ($149,032 vs $95,160), and the 10 km CBD distance keeps this suburb in the primary demand zone. In Victoria, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Weak cash flow at the 2021 Census: $453/week rent covered only 64% of the $3,073/month median mortgage — a $1,110/month gap funded from other income. On the Census snapshot this reads as a capital-growth play, not a yield play; verify current rents before deciding.
With 71% houses in a 3,960-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 sensitivity: the $3,073/month median mortgage in Eaglemont means a 1-percentage-point RBA rate rise could add roughly $307/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 57% above the Victoria median ($149,032 vs $95,160) correlate with elevated purchase prices and compressed gross yields — enter only with a clear capital-growth thesis and a comfortable deposit.
- Liquidity risk: with 3,960 residents, Eaglemont 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.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Eaglemont regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Eaglemont 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
Eaglemont enters 2026 with a demographic tailwind — household incomes 57% above the Victoria suburb median of $95,160 and a population of 3,960 give it the depth and purchasing power to outperform the wider VIC market over the next 12–18 months. At the 2021 Census, rental coverage ran at ~64% of the typical mortgage ($1,963/month rent vs $3,073/month repayment), leaving a manageable top-up for most investors. Verify against current rents and rates. Overall investor sentiment for Eaglemont is constructive 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 Eaglemont a good suburb for investment?
Whether Eaglemont suits you depends on your strategy, but the fundamentals are concrete: a population of 3,960, a median household income of $149,032/year and median weekly rent of $453. 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 Eaglemont?
The main demand drivers in Eaglemont are proximity to Melbourne (10 km), an above-state-median household income of $149,032/year, a dwelling mix that is 71% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Eaglemont?
Eaglemont has a usual resident population of approximately 3,960, 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 Eaglemont from the Melbourne CBD?
Eaglemont sits 10 km straight-line from the Melbourne CBD. This is inner-ring territory — pricing competes directly with established Melbourne employment nodes.
What is the median rent in Eaglemont?
The most recent census recorded a median weekly rent of $453 in Eaglemont, equating to approximately $23,556/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 Eaglemont?
The median monthly mortgage repayment in Eaglemont is $3,073, or approximately $36,876/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 Eaglemont cash-flow positive for investors?
A median weekly rent of $453 works out to $1,963/month, covering 64% of the median mortgage repayment of $3,073/month. That leaves a $1,110/month shortfall (around $13,320/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. 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 Eaglemont?
The main risks are a thin buyer pool (3,960 residents), interest-rate sensitivity on the $3,073 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 Eaglemont 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.