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ABS 2021 Census · Updated 21 May 2026
Mount Buffalo is a regional centre in Victoria, Australia, with a population of approximately 5, making it a boutique locality. Located approximately 201 km from the Melbourne CBD, Mount Buffalo is a regional area in Victoria. The median household income is $117,000 per year.
Strong household incomes in Mount Buffalo underpin solid property demand. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Mount Buffalo. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Mount Buffalo on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Mount Buffalo is a smaller community of 5 — about 0% 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 $117,000/year runs 23% 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. The median weekly rent of $220 translates to approximately $11,440/year in gross rental income, setting the upper bound on yield before vacancy, rates, insurance and maintenance. Mount Buffalo is 201 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Mount Buffalo stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Mount Buffalo sits above the state median; negative means below.
| Metric | Mount Buffalo | VIC median | Δ vs state |
|---|---|---|---|
| Population | 5 | 7,416 | -100% |
| Median household income | $117,000/yr | $95,160/yr | +23% |
| Median rent (weekly) | $220 | $380 | -42% |
| Distance to CBD | 201 km | 32 km | +528% |
Pre-inspection briefing for Mount Buffalo — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 5 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Gross rent of $220/week (~$11,440/year) sets the yield ceiling. Cross-check against your purchase price to confirm whether this suburb hits the 4–5% gross yield most Australian investors target.
With a population of 5, the resale market in Mount Buffalo may not reliably reward cosmetic renovations — a longer hold is typically a better strategy at this scale, letting land-value appreciation do the work instead.
Run the numbers on a Mount Buffalo property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Mount Buffalo are modest for 2026 — incomes 23% above the VIC median of $95,160 and a population of 5 suggest gains will lag headline metro markets. Rents sit around $220/week, setting the baseline gross rental income at roughly $11,440/year — refine this against current listings before running your numbers. The EquitySight investment score of 51/100 places Mount Buffalo in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Mount Buffalo scores 51/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 5, median household income of $117,000/year and median weekly rent of $220. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Mount Buffalo are an above-state-median household income of $117,000/year, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Mount Buffalo has a usual resident population of approximately 5, 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.
Mount Buffalo sits 201 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.
The most recent census recorded a median weekly rent of $220 in Mount Buffalo, equating to approximately $11,440/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.
A reliable median mortgage figure was not captured for Mount Buffalo. Use our loan serviceability calculator to estimate a realistic monthly repayment for your target purchase price and deposit.
Census data was not complete enough in Mount Buffalo 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.
The main risks are a thin buyer pool (5 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.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.