Free market report · Data to July 2026
East Gippsland property market
East Gippsland is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
East Gippsland is home to 49,669 people. On the Buyers First Momentum Dial its house market currently reads at Peak, while units read Rising. Same council, different clocks, which is exactly why we track them separately. The number that matters most here: 2,405 more residents are in work than five years ago, +12.6%. Jobs lead prices. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Peak
The East Gippsland house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-7% to +14%
Modelled 12-month price range
+3.0%
Modelled 12-month rent change
Units · cycle position
Rising
The unit market is accelerating. Growth is building pace rather than fading, which is the phase most investors wish they had caught in hindsight.
-9% to +14%
Modelled 12-month price range
+2.9%
Modelled 12-month rent change
At a glance · houses
$558,913
Typical house, August 2026
+4.7% a year since 2010
+5.7%
Growth a year, last 10 years
+4.3% a year over the last 5
$479
Rent a week
4.5% gross yield
2 of 15
Years prices fell since 2010
Worst: 2012, -1%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See East Gippsland on the clock.
Free · One per person
Want all of this written up for East Gippsland?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside East Gippsland, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
East Gippsland in charts.
The typical house in East Gippsland went from $261,102 in 2010 to $558,913 in August 2026. That is +114% in total, +4.7% a year. 2 down years out of 15, never more than 1 in a row. Cycles, not collapses.
Houses · price change each year · 2011 to 2026
Prices in East Gippsland fell in 2 of the last 15 years
+114%
Since 2010
+5.7%
Per year, last 10 years
2 of 15
Years going backwards
-1.4%
Worst year (2012)
What this shows. How much the typical house price in East Gippsland went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 7 things we check
East Gippsland scores 18 out of 35. Mixed.
prices are rising as fast as they will this cycle, so the easy money has been made
2 of 15 years
1.6 new homes approved per 100 that exist
population growing 0.7% a year
4.8% unemployed, Australia 4.2%
a house costs 8.2 years of a local household's income
1.6% of rentals are empty, so about 2 in every 100
What this shows. Seven quick checks on East Gippsland, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · East Gippsland vs the 5 most similar councils in VIC
East Gippsland has grown more slowly than similar councils over ten years
+4.3% vs +9.3%
A year, last 5 years
+5.7% vs +7.3%
A year, last 10 years
+5.0% vs +5.8%
A year, last 15 years
What this shows. The typical house price in East Gippsland every year, in teal, next to the middle of the five councils in VIC closest to it in size and starting price: Wellington, Macedon Ranges, Wodonga, Bass Coast, Mildura. The small "vs" number in each tile is those councils.
Why it matters. Sometimes a slower market is catching up, sometimes it is being passed. The jobs and supply readings on this page tell you which.
Momentum · the last 36 months
Prices in East Gippsland are moving at a steady pace
$557,294
3-month price, August 2026
+1.5%
3-month price vs 12-month price
1,496 vs 1,592
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The three-month and twelve-month prices are moving together. No acceleration either way.
New homes · approvals as a share of all the homes here
New homes in East Gippsland are keeping pace with the people
What this shows. For every 100 homes already in East Gippsland, how many new ones the council approved each year. The teal band is the range we call balanced.
Why it matters. New homes are arriving at about the pace the population absorbs them. Balanced. The home count is the population divided by the average household size, so treat the rate as a guide rather than a census.
Affordability · house price in years of local household income
A house in East Gippsland costs 8.2 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Expensive for the people who live here. Prices at this level need outside buyers to keep moving, and outside buyers are the first to leave when things wobble. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rents · typical weekly house rent, last 36 months · and how many rentals sit empty
Rent in East Gippsland is $479 a week, up 1.7% in a year
$479
A week, August 2026
+1.7%
Change in the last year
1.6%
Rentals sitting empty (balanced)
What this shows. What a typical house in East Gippsland rents for each week, month by month. The empty-rentals number is the share of rental homes with nobody in them: under 1.5% is tight, over 3% means tenants have plenty of choice.
Why it matters. Rents are moving with inflation. Steady rather than tight.
Rental yield · a year of rent as a share of the price, East Gippsland vs similar councils
Rent covers 4.5% of the price each year in East Gippsland
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Higher than similar councils, which are around 3.9%. The rent does more of the heavy lifting here, so holding costs less out of pocket. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in East Gippsland.
The population has grown a steady +0.7% a year over the last five years. The growth is mostly people moving in from elsewhere in Australia, 937 of them on net over the last three years. Internal migration is the strongest kind of housing demand, because those people chose here on purpose. The median age is 52 and the median household brings in $1,110 a week (Census 2021). 76% of households own or are paying off their home. Owner-occupier markets like this tend to hold their nerve through the cycle, because nobody is forced to sell an address they live at.
Population · ABS estimates 2015 to 2025
East Gippsland is growing steadily: 49,669 people, up +0.7% a year
49,669
People, 2025
+0.7% vs +0.6%
A year, last 5 years · typical VIC council
+1.0%
A year, last 10 years
Why it matters. Steady growth is enough to keep demand ahead of supply, as long as building stays sensible.
Where the growth came from · last 3 years
Most new residents chose East Gippsland on purpose: 937 moved in from elsewhere in Australia
Net change: +859 people over three years.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. People who move here from another part of Australia are the strongest kind of demand. They compared it with somewhere else and picked here.
Age and households · Census 2021
East Gippsland is older than the typical VIC council: median age 52 vs 42
East Gippsland Typical VIC council (middle of 78)
Why it matters. An older area leans on retirees and downsizers. Single-level homes near health services do best, and turnover tends to be lower.
Income and who owns the homes · Census 2021
Most homes in East Gippsland are owner-occupied: 76% own or are paying off, 20% rent
Own or paying off Renting Other
Why it matters. Owner-occupier markets hold their nerve through the cycle, because nobody is forced to sell the address they live at.
New supply
What's being approved to build.
361 dwellings were approved in FY26, 293 of them houses. Approvals have been roughly steady year to year. On the non-residential side, $89 million of building was approved in FY26, $57 million of it public money. Governments build where they expect people. Within that, $56 million of education and health buildings have been approved across the last three financial years. Schools and hospitals are the most honest signal governments give about where they expect families.
Homes approved · ABS, by financial year
Building in East Gippsland is steady: 361 homes approved in FY26
Houses Units, townhouses and other
361
Homes approved, FY26
81%
Of them houses
1.6%
New homes per 100 that exist
What this shows. How many new homes the council approved each financial year, split into houses and everything else. Approved is not built, but it is the earliest warning of supply on the way.
Why it matters. Enough building to house the newcomers without flooding the market. Boring is good here.
Non-residential building approved · ABS
Government spending on buildings in East Gippsland is rising: $57m approved in FY26
Government projects All non-residential
$89m
All sectors, FY26
$57m
Government, FY26
$56m
Schools and health, last 3 years
What this shows. The dollar value of shops, offices, schools, hospitals and other non-home buildings approved each year. The darker bar is the government's share.
Why it matters. Governments build where they expect people. Schools and hospitals are the most honest signal they give about where families are heading. For the named projects behind these numbers, ask for the full report.
Jobs
Who's working in East Gippsland.
Work here runs on health care and social assistance (16% of jobs), ahead of construction and retail trade. 2,405 more residents are in work than five years ago (+12.6%). That is strong jobs growth, and it usually shows up in housing demand with a lag. Unemployment tracks close to the national average at 4.8%.
Jobs · SALM, March 2026
2,405 more people in East Gippsland have a job than five years ago
21,529
Residents in work
4.8% vs 4.2%
Unemployed · Australia
+12.6%
Jobs change, 5 years
East Gippsland Australia
Why it matters. Strong jobs growth shows up in housing demand with a lag. People get the job first and buy the house a year or two later.
Who employs people here · Census 2021
Health care and social assistance is the biggest employer in East Gippsland, 16% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: East Gippsland sits in decile 4 of 10 nationally, where 10 is the most advantaged.
Why it matters. A spread of employers means no single closure can empty the town. That is the kind of job base that holds house prices through a downturn.
The outlook
Is East Gippsland worth buying into?
Put the drivers together and the case for East Gippsland is: net internal migration in its favour, a job base that has expanded, public building spend trending up. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside East Gippsland. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of East Gippsland.
We hold live snapshot data for 2 suburbs in East Gippsland. Click through for the full numbers.
| Suburb | Typical price | Rent/wk | Gross yield | 1yr growth | Listings |
|---|---|---|---|---|---|
| Lucknow | $633,409 | $514 | 4.2% | +17% | REA · Domain |
| Bairnsdale | $503,075 | $469 | 4.8% | +6% | REA · Domain |
Next step. See what's for sale in Lucknow on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 141 suburbs and localities in East Gippsland
Anglers Rest · Bairnsdale · Bellbird Creek · Bemm River · Benambra · Bendoc · Bengworden · Bete Bolong · Bete Bolong North · Bindi · Bingo Munjie · Bonang · Boole Poole · Brodribb River · Brookville · Brumby · Bruthen · Buchan · Buchan South · Buldah · Bullumwaal · Bumberrah · Bundara · Butchers Ridge · Cabbage Tree Creek · Calulu · Cann River · Cape Conran · Cassilis · Chandlers Creek · Clifton Creek · Club Terrace · Cobbannah · Cobberas · Cobungra · Combienbar · Corringle · Deddick Valley · Delegate River · Deptford · Doctors Flat · Double Bridges · Eagle Point · East Bairnsdale · Eastwood · Ellaswood · Ensay · Ensay North · Errinundra · Fairy Dell · Fernbank · Flaggy Creek · Forge Creek · Gelantipy · Genoa · Gipsy Point · Glen Valley · Glen Wills · Glenaladale · Goon Nure · Goongerah · Granite Rock · Hillside · Hinnomunjie · Iguana Creek · Jarrahmond · Johnsonville · Kalimna · Kalimna West · Lake Bunga · Lake Tyers · Lake Tyers Beach · Lakes Entrance · Lindenow · Lindenow South · Lucknow · Mallacoota · Manorina · Maramingo Creek · Marlo · Marthavale · Melwood · Merrijig · Metung · Mossiface · Mount Taylor · Murrindal · Nelse · Newlands Arm · Newmerella · Nicholson · Noorinbee · Noorinbee North · Nowa Nowa · Nungurner · Nunniong · Nurran · Nyerimilang · Ocean Grange · Omeo · Omeo Valley · Orbost · Paynesville · Raymond Island · Reedy Flat · Ryans · Sarsfield · Simpsons Creek · Stirling · Suggan Buggan · Swan Reach · Swifts Creek · Tabberabbera · Tambo Crossing · Tambo Upper · Tamboon · Timbarra · Tonghi Creek · Tongio · Toorloo Arm · Tostaree · Tubbut · W Tree · Wairewa · Wallagaraugh · Walpa · Wangarabell · Waterholes · Waygara · Wentworth · Wingan River · Wiseleigh · Wombat Creek · Woodglen · Wroxham · Wuk Wuk · Wulgulmerang · Wulgulmerang East · Wulgulmerang West · Wy Yung · Yalmy
Free · Written by hand · One per person
Want the full workup on East Gippsland?
This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for East Gippsland or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Keep comparing
Markets of a similar size in VIC.
A council only makes sense in context. These are the VIC markets closest to East Gippsland in population, each with its own written report.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If East Gippsland is on your list, that's a conversation worth having early.