Suburb Overview
Mount Eliza is a coastal suburb in Victoria, Australia, with a population of approximately 18,734, making it a smaller community. Located approximately 44 km from the Melbourne CBD, Mount Eliza is a coastal area in Victoria. The median household income is $132,444 per year.
Location
Key Indicators
Postcode
3930
Postcode for Mount Eliza, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
18,734
Usual resident population at the most recent census.
Median weekly rent
$512/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
$132,444
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.
Sale prices & yield
Median unit price
$557,500
Median unit sale price — as at 2025 (preliminary), Valuer-General Victoria (CC BY 4.0).
Housing
Median monthly mortgage
$2,600/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
86% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why People Like Living in Mount Eliza
- Family-friendly fringe location — around 44 km from Melbourne.
- Plenty of schooling options nearby — around 5 schools within reach.
- Good green-space access with around 7 parks and reserves nearby.
- Well-serviced by public transport and major roads.
- Predominantly separate houses (86%) — suburban lifestyle with more land.
Who Mount Eliza Suits
Pros and Cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Access to several schools nearby (around 5).
- Local parks and reserves (around 7) add to liveability.
- Solid transport links into employment hubs.
Cons
- Median mortgage sits above the Victoria state median — entry costs are stretched.
- Long distance to the CBD (44 km) — plan for commute time or local employment.
Investment Insight
With 18,734 residents, Mount Eliza is one of Victoria's more populous suburbs — roughly 2.5× the state median of 7,416 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Median household income of $132,444/year runs 39% 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 $512/week covered 85% of the $2,600/month median mortgage recorded at the same Census, leaving a gap of roughly $381/month at the time. Rents and repayments have both risen since — re-run the numbers with current figures before drawing conclusions. At 44 km from Melbourne, Mount Eliza is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
Investment Tip
Coastal markets benefit from lifestyle appeal but require a buffer for higher insurance and occasional weather-driven vacancies. At the 2021 Census, local rents consumed roughly 20% of household income — a dated but useful sanity check on tenant affordability.
Mount Eliza vs Victoria Median
How Mount Eliza stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Mount Eliza sits above the state median; negative means below.
| Metric | Mount Eliza | VIC median | Δ vs state |
|---|---|---|---|
| Population | 18,734 | 7,416 | +153% |
| Median household income | $132,444/yr | $95,160/yr | +39% |
| Median rent (weekly, 2021 Census) | $512 | $380 | +35% |
| Median mortgage (monthly, 2021 Census) | $2,600 | $1,950 | +33% |
| Distance to CBD | 44 km | 32 km | +38% |
| Separate houses | 86% | 78% | +8pp |
Investor Checklist
Pre-inspection briefing for Mount Eliza — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 18,734 residents — 253% of the VIC suburb median (7,416).
- Purchasing power: median household income $132,444/year (+39% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $512/week rent (≈ $2,219/month) covered ~85% of the $2,600/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: 86% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$260/month extra for a 1-percentage-point RBA rate rise on top of the $2,600/month median repayment.
- Tenant rent burden: 20% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Solid buy-and-hold profile: a population of 18,734 and household income close to the VIC median ($132,444 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Strong rental coverage at the 2021 Census: $512/week (~$2,219/month) covered 85% of the $2,600/month median mortgage, a shortfall of just $381/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
With 86% houses in a 18,734-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 $2,600/month median mortgage in Mount Eliza means a 1-percentage-point RBA rate rise could add roughly $260/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 39% above the Victoria median ($132,444 vs $95,160) correlate with elevated purchase prices and compressed gross yields — enter only with a clear capital-growth thesis and a comfortable deposit.
- Commute distance: at 44 km from the nearest CBD, Mount Eliza depends on local employment rather than city-driven commuter demand, which amplifies the market's sensitivity to regional industry slowdowns.
- House-dominant stock: 86% 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 Mount Eliza regardless of local market conditions.
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Start your first-home journey →2026 Outlook
Property values in Mount Eliza should track the wider Victoria market through 2026, with the $132,444/year median household income (39% above the $95,160 state median) keeping the suburb firmly mid-pack. At the 2021 Census, rental coverage ran at ~85% of the typical mortgage ($2,219/month rent vs $2,600/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Mount Eliza 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 Mount Eliza a good suburb for investment?
Whether Mount Eliza suits you depends on your strategy, but the fundamentals are concrete: a population of 18,734, a median household income of $132,444/year and median weekly rent of $512. 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 Mount Eliza?
The main demand drivers in Mount Eliza are an above-state-median household income of $132,444/year, a dwelling mix that is 86% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Mount Eliza?
Mount Eliza has a usual resident population of approximately 18,734, 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 Mount Eliza from the Melbourne CBD?
Mount Eliza 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 Mount Eliza?
The most recent census recorded a median weekly rent of $512 in Mount Eliza, equating to approximately $26,624/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 Mount Eliza?
The median monthly mortgage repayment in Mount Eliza is $2,600, or approximately $31,200/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 Mount Eliza cash-flow positive for investors?
A median weekly rent of $512 works out to $2,219/month, covering 85% of the median mortgage repayment of $2,600/month. That leaves a $381/month shortfall (around $4,572/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 Mount Eliza?
The main risks are interest-rate sensitivity on the $2,600 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 Mount Eliza 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.