Suburb Overview
Welshmans Reef is a regional centre in Victoria, Australia, with a population of approximately 210, making it a boutique locality. Located approximately 117 km from the Melbourne CBD, Welshmans Reef is a regional area in Victoria. The median household income is $65,468 per year.
Location
Key Indicators
Postcode
3462
Postcode for Welshmans Reef, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
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Population
210
Usual resident population at the most recent census.
Median weekly rent
$327/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
$65,468
Annual median household income (before tax) across all households.
Distance to CBD
117 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$1,432/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
76% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Welshmans Reef is a smaller community of 210 — about 3% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Welshmans Reef's median household income of $65,468/year is 31% below the Victoria suburb median ($95,160) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. At the 2021 Census, median weekly rent of $327 equated to $1,417/month — about 99% of the then-median mortgage repayment of $1,432/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. Welshmans Reef is 117 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Welshmans Reef vs Victoria Median
How Welshmans Reef stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Welshmans Reef sits above the state median; negative means below.
| Metric | Welshmans Reef | VIC median | Δ vs state |
|---|---|---|---|
| Population | 210 | 7,416 | -97% |
| Median household income | $65,468/yr | $95,160/yr | -31% |
| Median rent (weekly, 2021 Census) | $327 | $380 | -14% |
| Median mortgage (monthly, 2021 Census) | $1,432 | $1,950 | -27% |
| Distance to CBD | 117 km | 32 km | +266% |
| Separate houses | 76% | 78% | -2pp |
Investor Checklist
Pre-inspection briefing for Welshmans Reef — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 210 residents — 3% of the VIC suburb median (7,416).
- Purchasing power: median household income $65,468/year (-31% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $327/week rent (≈ $1,417/month) covered ~99% of the $1,432/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 117 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 76% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$143/month extra for a 1-percentage-point RBA rate rise on top of the $1,432/month median repayment.
- Tenant rent burden: 26% of the median household income is spent on rent — within normal range.
Investment Strategy
Limited buy-and-hold upside: a small population of 210 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage at the 2021 Census: $327/week (~$1,417/month) covered 99% of the $1,432/month median mortgage, a shortfall of just $15/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
With 76% houses in a 210-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 $1,432/month median mortgage in Welshmans Reef means a 1-percentage-point RBA rate rise could add roughly $143/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Income vulnerability: household incomes in Welshmans Reef are 31% below the Victoria median ($65,468 vs $95,160), which tends to compress rent growth and increases exposure to local unemployment shocks.
- Liquidity risk: with 210 residents, Welshmans Reef 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 117 km from the nearest CBD, Welshmans Reef 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 Welshmans Reef regardless of local market conditions.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Welshmans Reef are modest for 2026 — incomes 31% below the VIC median of $95,160 and a population of 210 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~99% of the typical mortgage ($1,417/month rent vs $1,432/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Welshmans Reef 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 Welshmans Reef a good suburb for investment?
Whether Welshmans Reef suits you depends on your strategy, but the fundamentals are concrete: a population of 210, a median household income of $65,468/year and median weekly rent of $327. 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 Welshmans Reef?
The main demand drivers in Welshmans Reef are a median household income of $65,468/year, a dwelling mix that is 76% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Welshmans Reef?
Welshmans Reef has a usual resident population of approximately 210, 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 Welshmans Reef from the Melbourne CBD?
Welshmans Reef sits 117 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 Welshmans Reef?
The most recent census recorded a median weekly rent of $327 in Welshmans Reef, equating to approximately $17,004/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 Welshmans Reef?
The median monthly mortgage repayment in Welshmans Reef is $1,432, or approximately $17,184/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 Welshmans Reef cash-flow positive for investors?
A median weekly rent of $327 works out to $1,417/month, covering 99% of the median mortgage repayment of $1,432/month. That leaves a $15/month shortfall (around $180/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 Welshmans Reef?
The main risks are a thin buyer pool (210 residents), interest-rate sensitivity on the $1,432 median mortgage, below-median household incomes ($65,468 vs $95,160 state median), 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 Welshmans Reef 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.