Guide
Best suburbs to invest in regional Victoria: 5 affordable picks for 2026
Five suburbs in regional Victoria where a typical house costs less than the regional median of $673,125, picked on price growth, rent growth and rental yield. A shortlist to research, not a list to buy from.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
Five affordable suburbs to research in regional Victoria: Shepparton North, Warracknabeal, St Arnaud, Kerang, Stawell. Each has a typical house price under $673,125. Shepparton North has had the strongest growth, about 12.8% a year over five years, and Warracknabeal has the highest gross yield, about 6.5%.
The five suburbs at a glance
Houses, all bedroom sizes, to 31 October 2026. Growth figures are average yearly changes.
| Suburb | Typical house price | Weekly rent | Gross yield | Price growth (5 yrs, a year) | Rent growth (3 yrs, a year) |
|---|---|---|---|---|---|
| Shepparton North Greater Shepparton | $643,899 | $608 | 4.9% | 12.8% | 7.5% |
| Warracknabeal Yarriambiack, Wimmera | $305,129 | $382 | 6.5% | 8.6% | 7.7% |
| St Arnaud Northern Grampians | $364,663 | $436 | 6.2% | 7.4% | 10.0% |
| Kerang Gannawarra, northern Victoria | $417,202 | $365 | 4.5% | 9.6% | 11.4% |
| Stawell Northern Grampians | $454,299 | $453 | 5.2% | 7.3% | 8.2% |
Each suburb in brief
1. Shepparton North, Greater Shepparton
The north side of Shepparton, a regional city of about 70,000 people with food-processing, health and education jobs. The best 5-year and 10-year growth on this list.
Typical house price $643,899, rent about $608 a week (a gross yield of 4.9%). Prices grew about 12.8% a year over five years and 11.8% a year over ten; rents grew about 7.5% a year over three years.
2. Warracknabeal, Yarriambiack, Wimmera
A small Wimmera farming town with a very low entry price and a yield above 6%. Small towns have fewer buyers when you sell.
Typical house price $305,129, rent about $382 a week (a gross yield of 6.5%). Prices grew about 8.6% a year over five years and 8.4% a year over ten; rents grew about 7.7% a year over three years.
3. St Arnaud, Northern Grampians
A small town with high rents for its price, a yield above 6% and strong recent rent growth.
Typical house price $364,663, rent about $436 a week (a gross yield of 6.2%). Prices grew about 7.4% a year over five years and 8.3% a year over ten; rents grew about 10.0% a year over three years.
4. Kerang, Gannawarra, northern Victoria
A Murray-region farming town with the strongest rent growth on this list.
Typical house price $417,202, rent about $365 a week (a gross yield of 4.5%). Prices grew about 9.6% a year over five years and 8.6% a year over ten; rents grew about 11.4% a year over three years.
5. Stawell, Northern Grampians
A gold-mining and farming town near the Grampians, with a yield above 5%.
Typical house price $454,299, rent about $453 a week (a gross yield of 5.2%). Prices grew about 7.3% a year over five years and 8.2% a year over ten; rents grew about 8.2% a year over three years.
How we chose them
- Affordable: a typical house price below the median house value for regional Victoria, $673,125 (Cotality Home Value Index, rest-of-state median house values, May 2026).
- Reliable: only suburbs with enough sales and rentals to give dependable figures.
- Ranked on four measures: price growth over five years, rent growth over three years, gross rental yield and, at half weight, price growth over ten years. 12 suburbs passed the first filters.
- Left out: island suburbs, very small or outlying towns with few buyers, suburbs with well-known flood exposure, and any third suburb from the same town (such as a third Elizabeth suburb in Adelaide), so the list isn't five versions of one place.
This is a shortlist for research, not a recommendation to buy in any of these suburbs. Past growth doesn’t predict future growth, and figures for a whole suburb hide big differences between streets and properties. General information only, not personal financial advice.
Before you buy in any of them
- Check the council's flood, bushfire and planning overlays for the street, not just the suburb.
- Look at the vacancy rate and how many rentals are listed, so you know tenants are there.
- Find out what's being built nearby: new estates and apartment blocks add supply and can slow growth.
- Get a building and pest inspection; many affordable suburbs have older homes.
- Run the numbers on the property itself, including interest, rates, insurance and management.
Our rental yield calculator and cash flow calculator help with the last step. For buying costs, see stamp duty.
- Geelong market guide 2026
- Buyers agent Geelong
- Best suburbs to invest in Melbourne
- Best suburbs to invest in Australia: every list
- All locations
Cite this page: Rising Returns, “Best Suburbs to Invest in Regional Victoria 2026: Top 5”, data to 31 October 2026, https://risingreturns.com.au/best-suburbs-to-invest-regional-vic/
Thinking of buying in regional Victoria?
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Book a free discovery callInvesting in regional Victoria: common questions
What are the best affordable suburbs to invest in regional Victoria?
On our analysis of suburb data to 31 October 2026, our five picks are Shepparton North, Warracknabeal, St Arnaud, Kerang and Stawell. Each has a typical house price below $673,125, enough sales to give reliable figures, and a strong mix of price growth, rent growth and rental yield. They are a starting point for research, not a recommendation to buy in any of them.
What does affordable mean on this list?
A typical house price below Cotality's median house value for regional Victoria ($673,125). It is relative: an affordable suburb in Sydney still costs more than most regional towns.
Does past growth mean these suburbs will keep growing?
No. Growth figures show what has happened, not what will. Strong recent growth can mean a suburb has already had its run. Look at supply, jobs, infrastructure and vacancy rates as well, and check the individual property and street.
Why does the list only cover houses?
Houses usually hold more land value, which tends to drive long-term growth, and house data is more consistent between suburbs. Units and townhouses can suit some budgets and goals, but they need a separate comparison.
General information only. It doesn’t consider your personal circumstances and isn’t financial, tax, credit or legal advice. Speak to a licensed professional before you act.