Suburb Overview
Long Forest is a regional centre in Victoria, Australia, with a population of approximately 343, making it a boutique locality. Located approximately 44 km from the Melbourne CBD, Long Forest is a regional area in Victoria. The median household income is $126,724 per year.
Location
Key Indicators
Postcode
3340
Postcode for Long Forest, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
343
Usual resident population at the most recent census.
Median weekly rent
$520/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
$126,724
Annual median household income (before tax) across all households.
Distance to CBD
44 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$1,733/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
93% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Long Forest is a smaller community of 343 — about 5% 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 $126,724/year runs 33% 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 weekly rent of $520 equated to $2,253/month — about 130% of the then-median mortgage repayment of $1,733/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. At 44 km from Melbourne, Long Forest is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Separate houses make up 93% of dwellings — 15 percentage points above the Victoria median of 78% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
Long Forest vs Victoria Median
How Long Forest stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Long Forest sits above the state median; negative means below.
| Metric | Long Forest | VIC median | Δ vs state |
|---|---|---|---|
| Population | 343 | 7,416 | -95% |
| Median household income | $126,724/yr | $95,160/yr | +33% |
| Median rent (weekly, 2021 Census) | $520 | $380 | +37% |
| Median mortgage (monthly, 2021 Census) | $1,733 | $1,950 | -11% |
| Distance to CBD | 44 km | 32 km | +38% |
| Separate houses | 93% | 78% | +15pp |
Investor Checklist
Pre-inspection briefing for Long Forest — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 343 residents — 5% of the VIC suburb median (7,416).
- Purchasing power: median household income $126,724/year (+33% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $520/week rent (≈ $2,253/month) covered ~130% of the $1,733/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 44 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 93% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$173/month extra for a 1-percentage-point RBA rate rise on top of the $1,733/month median repayment.
- Tenant rent burden: 21% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Limited buy-and-hold upside: a small population of 343 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage at the 2021 Census: $520/week (~$2,253/month) covered 130% of the $1,733/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.
With 93% houses in a 343-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 $1,733/month median mortgage in Long Forest means a 1-percentage-point RBA rate rise could add roughly $173/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 33% above the Victoria median ($126,724 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 343 residents, Long Forest 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 44 km from the nearest CBD, Long Forest depends on local employment rather than city-driven commuter demand, which amplifies the market's sensitivity to regional industry slowdowns.
- House-dominant stock: 93% of dwellings are separate houses, so value is concentrated in land — weather events, insurance repricing and land-tax changes hit investors here more directly than in a unit-heavy suburb.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Long Forest are modest for 2026 — incomes 33% above the VIC median of $95,160 and a population of 343 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~130% of the typical mortgage ($2,253/month rent vs $1,733/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Long Forest 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 Long Forest a good suburb for investment?
Whether Long Forest suits you depends on your strategy, but the fundamentals are concrete: a population of 343, a median household income of $126,724/year and median weekly rent of $520. 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 Long Forest?
The main demand drivers in Long Forest are an above-state-median household income of $126,724/year, a dwelling mix that is 93% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Long Forest?
Long Forest has a usual resident population of approximately 343, 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 Long Forest from the Melbourne CBD?
Long Forest sits 44 km straight-line from the Melbourne CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
What is the median rent in Long Forest?
The most recent census recorded a median weekly rent of $520 in Long Forest, equating to approximately $27,040/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 Long Forest?
The median monthly mortgage repayment in Long Forest is $1,733, or approximately $20,796/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 Long Forest cash-flow positive for investors?
A median weekly rent of $520 works out to $2,253/month, covering 130% of the median mortgage repayment of $1,733/month. That means rent exceeds the median repayment by roughly $520/month, so on these numbers Long Forest 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 Long Forest?
The main risks are a thin buyer pool (343 residents), interest-rate sensitivity on the $1,733 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 Long Forest 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.