Suburb Overview
Glenmore is a regional centre in Victoria, Australia, with a population of approximately 75, making it a boutique locality. Located approximately 59 km from the Melbourne CBD, Glenmore is a regional area in Victoria. The median household income is $125,632 per year.
Location
Key Indicators
Postcode
3340
Postcode for Glenmore, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
75
Usual resident population at the most recent census.
Median weekly rent
$100/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
$125,632
Annual median household income (before tax) across all households.
Distance to CBD
59 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$1,993/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
82% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Glenmore is a smaller community of 75 — about 1% 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 $125,632/year runs 32% 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, weekly rent of $100 covered just 22% of the $1,993/month median mortgage recorded at the same Census, a $1,560/month gap at the time — verify current rents and repayments before pursuing this suburb, and only with a clear capital-growth thesis. Glenmore is 59 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Glenmore vs Victoria Median
How Glenmore stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Glenmore sits above the state median; negative means below.
| Metric | Glenmore | VIC median | Δ vs state |
|---|---|---|---|
| Population | 75 | 7,416 | -99% |
| Median household income | $125,632/yr | $95,160/yr | +32% |
| Median rent (weekly, 2021 Census) | $100 | $380 | -74% |
| Median mortgage (monthly, 2021 Census) | $1,993 | $1,950 | +2% |
| Distance to CBD | 59 km | 32 km | +84% |
| Separate houses | 82% | 78% | +4pp |
Investor Checklist
Pre-inspection briefing for Glenmore — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 75 residents — 1% of the VIC suburb median (7,416).
- Purchasing power: median household income $125,632/year (+32% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $100/week rent (≈ $433/month) covered ~22% of the $1,993/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 59 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 82% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$199/month extra for a 1-percentage-point RBA rate rise on top of the $1,993/month median repayment.
- 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 75 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Weak cash flow at the 2021 Census: $100/week rent covered only 22% of the $1,993/month median mortgage — a $1,560/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 82% houses in a 75-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 $1,993/month median mortgage in Glenmore means a 1-percentage-point RBA rate rise could add roughly $199/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 32% above the Victoria median ($125,632 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 75 residents, Glenmore 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 59 km from the nearest CBD, Glenmore 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 Glenmore regardless of local market conditions.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Glenmore are modest for 2026 — incomes 32% above the VIC median of $95,160 and a population of 75 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~22% of the typical mortgage ($433/month rent vs $1,993/month repayment), meaning investors will rely on capital growth rather than yield. Verify against current rents and rates. Overall investor sentiment for Glenmore is cautious 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 Glenmore a good suburb for investment?
Whether Glenmore suits you depends on your strategy, but the fundamentals are concrete: a population of 75, a median household income of $125,632/year and median weekly rent of $100. 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 Glenmore?
The main demand drivers in Glenmore are an above-state-median household income of $125,632/year, a dwelling mix that is 82% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Glenmore?
Glenmore has a usual resident population of approximately 75, 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 Glenmore from the Melbourne CBD?
Glenmore sits 59 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 Glenmore?
The most recent census recorded a median weekly rent of $100 in Glenmore, equating to approximately $5,200/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 Glenmore?
The median monthly mortgage repayment in Glenmore is $1,993, or approximately $23,916/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 Glenmore cash-flow positive for investors?
A median weekly rent of $100 works out to $433/month, covering 22% of the median mortgage repayment of $1,993/month. That leaves a $1,560/month shortfall (around $18,720/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 Glenmore?
The main risks are a thin buyer pool (75 residents), interest-rate sensitivity on the $1,993 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 Glenmore 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.