Suburb Overview
Manor Lakes is a well-established middle-ring suburb of Melbourne, Australia, with a population of approximately 12,675, making it a smaller community. Located approximately 34 km from the Melbourne CBD, Manor Lakes is a middle ring area in Victoria. The median household income is $119,392 per year.
Location
Key Indicators
Postcode
3024
Postcode for Manor Lakes, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
12,675
Usual resident population at the most recent census.
Median weekly rent
$360/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
$119,392
Annual median household income (before tax) across all households.
Distance to CBD
34 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
$641,500
Median house sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$1,900/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
90% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Manor Lakes
- Outer-metro setting about 34 km from Melbourne — more space, quieter streets.
- Several schools in the area (around 3), attractive for families.
- Good green-space access with around 5 parks and reserves nearby.
- Well-serviced by public transport and major roads.
- Predominantly separate houses (90%) — suburban lifestyle with more land.
Who Manor Lakes Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Mortgage costs are lower than the Victoria median, improving cash-flow margins.
- Access to several schools nearby (around 3).
- Local parks and reserves (around 5) add to liveability.
- Solid transport links into employment hubs.
Cons
- Long distance to the CBD (34 km) — plan for commute time or local employment.
- Traffic can build during peak hours, especially on arterial roads.
Investment Insight
Manor Lakes's population of 12,675 sits 71% above the Victoria suburb median of 7,416, giving it a wider tenant and buyer catchment than the average VIC locality. Median household income of $119,392/year runs 25% 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, rent of $360/week covered 82% of the $1,900/month median mortgage recorded at the same Census, leaving a gap of roughly $340/month at the time. Rents and repayments have both risen since — re-run the numbers with current figures before drawing conclusions. At 34 km from Melbourne, Manor Lakes is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
Investment Tip
This suburb suits long-term investors looking for a balance of rental yield and capital growth. Schools and transport underpin family demand. At the 2021 Census, local rents consumed roughly 16% of household income — a dated but useful sanity check on tenant affordability.
Manor Lakes vs Victoria Median
How Manor Lakes stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Manor Lakes sits above the state median; negative means below.
| Metric | Manor Lakes | VIC median | Δ vs state |
|---|---|---|---|
| Population | 12,675 | 7,416 | +71% |
| Median household income | $119,392/yr | $95,160/yr | +25% |
| Median rent (weekly, 2021 Census) | $360 | $380 | -5% |
| Median mortgage (monthly, 2021 Census) | $1,900 | $1,950 | -3% |
| Distance to CBD | 34 km | 32 km | +6% |
| Separate houses | 90% | 78% | +12pp |
Investor Checklist
Pre-inspection briefing for Manor Lakes — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 12,675 residents — 171% of the VIC suburb median (7,416).
- Purchasing power: median household income $119,392/year (+25% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $360/week rent (≈ $1,560/month) covered ~82% of the $1,900/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 34 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 90% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$190/month extra for a 1-percentage-point RBA rate rise on top of the $1,900/month median repayment.
- Tenant rent burden: 16% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Solid buy-and-hold profile: a population of 12,675 and household income close to the VIC median ($119,392 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage at the 2021 Census: rent of $360/week covered 82% of a $1,900/month mortgage, a $340/month gap bridged with equity, depreciation and tax benefits. Re-check with current rents and rates before committing.
A dwelling mix skewed to houses (90% vs 78% VIC median) combined with a population of 12,675 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Risk Factors
- Interest-rate sensitivity: the $1,900/month median mortgage in Manor Lakes means a 1-percentage-point RBA rate rise could add roughly $190/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 25% above the Victoria median ($119,392 vs $95,160) correlate with elevated purchase prices and compressed gross yields — enter only with a clear capital-growth thesis and a comfortable deposit.
- Manor Lakes is 34 km from the CBD — not close enough to benefit from the inner-ring pricing halo, so growth depends more heavily on local infrastructure decisions and the wider Victoria market cycle.
- House-dominant stock: 90% 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.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Manor Lakes regardless of local market conditions.
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Property values in Manor Lakes should track the wider Victoria market through 2026, with the $119,392/year median household income (25% above the $95,160 state median) keeping the suburb firmly mid-pack. At the 2021 Census, rental coverage ran at ~82% of the typical mortgage ($1,560/month rent vs $1,900/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Manor Lakes 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 Manor Lakes a good suburb for investment?
Whether Manor Lakes suits you depends on your strategy, but the fundamentals are concrete: a population of 12,675, a median household income of $119,392/year and median weekly rent of $360. 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 Manor Lakes?
The main demand drivers in Manor Lakes are an above-state-median household income of $119,392/year, a dwelling mix that is 90% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Manor Lakes?
Manor Lakes has a usual resident population of approximately 12,675, compared with a Victoria suburb median of 7,416 — placing it in the upper 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 Manor Lakes from the Melbourne CBD?
Manor Lakes sits 34 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 Manor Lakes?
The most recent census recorded a median weekly rent of $360 in Manor Lakes, equating to approximately $18,720/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 Manor Lakes?
The median monthly mortgage repayment in Manor Lakes is $1,900, or approximately $22,800/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 Manor Lakes cash-flow positive for investors?
A median weekly rent of $360 works out to $1,560/month, covering 82% of the median mortgage repayment of $1,900/month. That leaves a $340/month shortfall (around $4,080/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 Manor Lakes?
The main risks are interest-rate sensitivity on the $1,900 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 Manor Lakes 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.