Confident because prices have grown +98.97% over the past decade, tied to fast population growth: Hume added 8,122 people in 2025 (+3.0%) to reach 278,885. Supply hasn't kept up with buyers — new listings are just 0.33% of homes each month and there's only 2.42 months of stock on the market, both on the tight side.
Rental Demand
Confident because rents have climbed +51.73% over ten years, with vacancy at 2.80% — inside the 1–3.5% range of a balanced rental market. Underneath it is a family-sized population: households average about 3.1 people, and 4-bedroom houses are the most-searched property type here.
Why This Suits You
Affordable entry point — a typical house at $736K sits well under the $1M mark
Proven long-term growth — prices up +98.97% in ten years, with far more months of growth than decline (growth-cycle index 138)
Low natural-hazard risk — top bushfire (100) and flood (99) safety scores, and almost no reliance on mining or farming (MADI 99)
Trade-offs
Both trade-offs come from one driver: household budgets are stretched — local unemployment is 6.7% (Greater Melbourne: 4.9%) and it takes 43.6 years of income to buy a typical house. That squeezes cash flow (gross yield is 3.70%, so expect to top up holding costs early) and has cooled prices lately — down 1.18% over the last quarter after a strong run to April. What offsets it: homes still sell in about 32 days, with vendors accepting only around 2.40% off asking.
Industry sector of employment, 2021 — top 6 by share
Health Care and Social Assistance12.5%
Construction11.6%
Transport, Postal and Warehousing9.7%
Retail Trade9.5%
Manufacturing8.5%
Education and Training7.5%
All four charts sourced directly from Hume City's public economy.id / forecast.id / profile.id profiles (informed decisions).
Market & insurance risk
Higher = more favourable
EDI
47
Variety of industries & employment sources locally
MADI
99
Low reliance on volatile resource sectors
Bushfire Safety
100
Based on vegetation, topography & history
Flood Safety
99
Based on topography, watercourses & history
Demand profile — bedrooms × property type
4 Bed
3 Bed
5 Bed
2 Bed
1 Bed
4- and 3-bed houses dominate buyer & renter search activity in this market
Market trends
Historical data only
Headline values: $736K to buy, $525pw to rent, a 3.70% gross yield. Over the past decade, prices have moved +98.97% and rents +51.73% — prices have outpaced rents, which is why yield has drifted down from 4.86% in 2016.
1 Month
-0.21%
1 Quarter
-1.18%
1 Year
2.83%
3 Year
14.92%
5 Year
26.37%
7 Year
48.53%
10 Year
98.97%
Buy
$736K↑ +2.83%
Rent
$525pw↑ +1.15%
Yield
3.70%↓ -1.63%
Growth Rate Cycle
GRC Index: 138
GRC Index
138
+ve minus -ve growth months
GRC Minima
-4.47%
Depth of worst slowdown
GPD
-1.3%
Growth vs area's own long-run trend
GSP
+12.6%
Growth vs surrounding LGA/state
Supply
~332 new listings/month
New stock on market
0.33%
Inventory
2.42 mo
Building approvals
2.62%· 2,610
Hold period
6.59 yrs
Demand
Typical sale takes 32 days
Days on market
32 days· 2.40% discount
Vacancy rate
2.80%
Buy & rent search index
6.0 Buy|2.0 Rent
Clearance rate
54.78%
Fundamentals
Underlying market quality
A sales ratio of 5.3% and rental ratio of 5%, with local schools ranked 53/100 and $3,511 of infrastructure spend per capita — the underlying quality signals behind the headline numbers above.
Affordability index — years of income to buy (Oct 2020 – Oct 2026)
43.6 yrs
Market stability
Sales ratio
5.3%
Annual sales, % of dwellings
Rental ratio
5%
Annual rentals, % of dwellings
School rank
53/100
Catchment school quality
RO ratio
24%
Owner-occupier vs investor
Infra. spending
$3,511
Active infrastructure pipeline, per capita
IRSAD
5
Socio-economic advantage index
Public housing
2.4%
Share of dwellings
Unit-to-house ratio
8.00%
Market depth
UH value ratio
74%
Typical unit vs house values
Major projects
HtAG Projects · as at 3 November 2026
ⓘ Covers all projects recorded in Hume since 2020 — completed, active and proposed
Project pipeline at a glance
Total projects
87
Total stated value across the 65 projects with a published cost
$4.9B
Completed
47
Active (approved / under construction)
39
Proposed
1
Projects by type
Type
Projects
Industrial
29
School
22
Commercial
18
Transport
15
Health
3
Top 10 projects by stated value
1.Warehouse, Kinloch Court, Craigieburn
Approved warehouse development on Kinloch Court, Craigieburn.
Value: $871.3MLocation: Craigieburn
Approved
2.Warehouse, Kinloch Court, Craigieburn
Approved warehouse development on Kinloch Court, Craigieburn.
Value: $704.1MLocation: Craigieburn
Approved
3.Warehouse, Kinloch Court, Craigieburn
Approved warehouse development on Kinloch Court, Craigieburn.
Value: $520.1MLocation: Craigieburn
Approved
4.Amazon Craigieburn Robotics Fulfilment Centre
Approved robotics fulfilment centre in Craigieburn.
Value: $501.9MLocation: Craigieburn
Approved
5.Office building, Amaroo Road, Craigieburn
Office building development on Amaroo Road, Craigieburn.
Value: $375.3MLocation: Craigieburn
Completed
6.Mickleham Road, Mickleham
Transport project on Mickleham Road, Mickleham.
Value: $228.2MLocation: MicklehamCompleted: Late 2025
Completed
7.Microsoft Garden Drive Data Centre
Data centre on Garden Drive, Tullamarine.
Value: $226.8MLocation: Tullamarine
Completed
8.Education or assembly building, Windrock Avenue, Craigieburn
Approved education or assembly building in Craigieburn.
Value: $133.2MLocation: Craigieburn
Approved
9.Education or assembly building, Hume Freeway, Kalkallo
Approved education or assembly building in Kalkallo.
Value: $90.3MLocation: Kalkallo
Approved
10.Warehouse, Somerton Road, Campbellfield
Approved warehouse development on Somerton Road, Campbellfield.
Value: $68.1MLocation: Campbellfield
Approved
Sourced from HtAG Projects (as at 3 November 2026), which compiles council, state government and ABS building-approval records. Projects shared across several councils (e.g. Melbourne Airport Rail Link, M80 Ring Road Upgrade, Hume Freeway – Watson Street to the M80 Ring Road) and region-wide programmes (e.g. Suburban Roads Upgrades – South Eastern and Northern Roads, $3.1B across 14 councils; Commuter Car Park Upgrades – Northern Lines, $178.3M across 2 councils) are excluded from the top 10 because no Hume-specific cost is published. Confirm current status before relying on this for a purchase decision.
What these numbers mean
Plain-English definitions
Economic profile
Gross Regional Product (GRP)
The total value of all goods and services produced within the LGA in a year — the local equivalent of GDP, a measure of the strength and size of the area's economy.
Population (ERP)
Estimated Resident Population — the ABS's official population count for the area, plus forward forecasts based on historical growth patterns.
Unemployment Rate
The share of the local labour force actively looking for work but not currently employed, measured quarterly.
Industry Sector of Employment
The percentage of local workers employed in each industry — shows what the area's economy actually runs on, and how reliant it is on any one sector.
Scores & risk
EDI
Economic Diversity Index — how many different industries employ people locally. Higher = less exposed to a single employer or sector downturn.
MADI
Mining & Agriculture Dominance Index — how reliant the local economy is on volatile resource sectors. Higher = less reliant, more stable.
Bushfire / Flood Safety
A safety score from 0–100 based on vegetation, topography, watercourses and historical incidents. Higher = safer.
IRSAD
ABS Index of Relative Socio-economic Advantage and Disadvantage — a decile (1–10) measuring the area's socio-economic profile. Higher = more advantaged.
Market trends
Typical price / Yield
Typical price is recalculated every month for the current month and all previous months. Yield is the resulting gross rental yield.
Growth Rate Cycle (GRC)
Tracks the speed of price growth, not price itself. A rising curve means growth is accelerating; a falling curve means it's cooling.
GRC Index
The area's current position in its growth cycle, calculated as the number of months with positive growth minus the number of months with negative growth.
GRC Minima
The lowest cyclical growth-rate point the area has recorded — the depth of its worst slowdown.
GPD (Growth Pattern Deviation)
How current growth compares with the area's own long-run trend, averaged across 3- to 10-year windows. Negative = growing slower than its own history.
GSP (Growth Spillover Potential)
How the area's growth compares with the surrounding areas, averaged across 3- to 10-year windows. Positive = it has outpaced its neighbours.
Supply & demand
Stock on Market (SoM)
New listings as a % of total dwellings. Below ~0.4% is considered low supply — a tight market.
Inventory
Months it would take to sell all current stock at the recent sales rate. Under ~3 months leans toward sellers.
Building Approvals
New dwelling approvals as a % of total dwellings — a forward indicator of future supply, since approvals become homes in 2–3 years.
Hold Period
The average length of time owners keep a property before selling. Over ~7 years (a full property cycle) = tightly held.
Days on Market (DOM) & Discount
The typical time a property takes to sell, plus how much below the asking price vendors are accepting. Under ~35 days = high demand; a larger discount = more buyer bargaining power.
Vacancy Rate
The share of rental dwellings sitting vacant for 21+ days. Between 1% and 3.5% = balanced; under ~1% = very high tenant demand.
Search Index (Buy & Rent)
Online buy and rent search interest, scored 1–10 against the wider area and adjusted for population. Higher = the area is attracting a bigger share of attention.
Clearance Rate
The share of scheduled auctions that sell. Above ~70% = high demand. Less meaningful in months with only a handful of auctions, and where most homes sell by private treaty.
Fundamentals & projects
Affordability Index
Years of median household income required to buy the typical property outright.
Sales / Rental Ratio
Annual sales (or rentals) as a % of total dwellings — a measure of how much of the area turns over each year.
School Rank
Catchment school quality, scored out of 100 based on academic performance data.
RO Ratio
The balance of owner-occupiers to investors in the area.
Infra. Spending
Non-residential building approval value per adult resident — a proxy for how much infrastructure investment is flowing into the area.
Unit-to-House / UH Value Ratio
How much of the housing stock is units vs houses, and how unit prices compare to house prices in the same area.
Public Housing
The share of dwellings in the area that are government-owned social housing.
Stated Project Value
The published cost of a project. Some projects have no published cost, or share one cost across several councils, so they aren't counted in the total.
Definitions simplified for client readability — see HtAG's own data dictionary for full technical methodology.
Important: Market and project data sourced from HtAG Analytics. Economic data from economy.id, forecast.id and profile.id (informed decisions).
Figures shown are indicative and general in nature only, and do not constitute personal financial, investment, or legal advice. Past performance is not a reliable indicator of future results. You should seek independent professional advice before making any investment decision. Mindset Property Pty Ltd, ACN 664 657 247.
