The Heathmont rental yield for houses sits at approximately 1.95% gross based on a median sale price of $1.07M and a median rent of $400 per week (ABS Census 2021 via Collings CRM data), while units offer a notably stronger gross yield of around 5.20% from a median sale price of $850,000. For investors weighing up an eastern Melbourne suburb, those two figures are where the conversation starts — and the detail below is where it gets useful.

What Is the Heathmont Rental Yield Right Now?

Rental yield is the annual rental income expressed as a percentage of the purchase price. The gross figure is the starting point; the net figure — after deducting property management fees, council rates, insurance, maintenance and vacancy periods — is what actually lands in your pocket.

House Yield Calculation

• Median sale price (Apr-Jun 2025, DataVic/REIV via Collings CRM): $1,070,000
• Median weekly rent (ABS Census 2021 via Collings CRM): $400
• Annual gross rent: $400 x 52 = $20,800
• Gross yield: $20,800 / $1,070,000 = ~1.95%

That is a relatively compressed yield, which is typical for a sought-after, owner-occupier-dominated suburb where capital growth has historically been the primary investor reward. The Apr-Jun 2025 quarter recorded a quarter-on-quarter price movement of -1.3% and a year-on-year movement of -4.4% for Heathmont houses (DataVic/REIV via Collings CRM), meaning entry prices have softened slightly — which, all else being equal, nudges yields upward for buyers active in 2026.

Unit Yield Calculation

• Median sale price (Apr-Jun 2025, DataVic/REIV via Collings CRM): $850,000
• Median weekly rent (ABS Census 2021 via Collings CRM): $400
• Annual gross rent: $400 x 52 = $20,800
• Gross yield: $20,800 / $850,000 = ~2.45%

The unit segment showed a quarter-on-quarter price increase of +4.8% and a year-on-year increase of +0.9% for the Apr-Jun 2025 quarter (DataVic/REIV via Collings CRM), signalling renewed buyer appetite. If rents have moved ahead of the Census benchmark — and current asking rents in outer-eastern Melbourne suggest they have — the real-world yield on units could be higher than the calculation above implies. Investors should request current rental appraisals rather than relying solely on historical census benchmarks.

For context on how Heathmont compares to other parts of Melbourne, see our broader overview of rental yield across Melbourne’s high-performing suburbs in 2026.

What Do the Numbers Say About Heathmont as an Investment Suburb?

Numbers on their own only tell part of the story. Understanding the demographic and economic backdrop of a suburb is what separates informed property investment from guesswork.

Demographic Profile (ABS Census 2021)

• Population: 9,933
• Median age: 41.0 years
• Median household income: $2,140 per week
• Median rent paid by renters: $400 per week

A median household income of $2,140 per week (ABS Census 2021 via Collings CRM) positions Heathmont as a solidly middle-to-upper-income community. That income level supports stable rental demand at current rent levels, with relatively low risk of rental stress among tenants — an important factor for landlords wanting consistent, on-time rent payments.

What Does the ATO Say About Investors Here?

According to ATO data on rental property investors, the majority of Australian landlords hold negatively geared properties, meaning the net rental income is lower than the expenses. In a suburb like Heathmont, where gross yields on houses sit below 2%, investors are overwhelmingly banking on long-run capital appreciation to deliver their total return. The ATO allows deductions for interest, depreciation, management fees, repairs and other expenses — making the after-tax holding cost more manageable than the raw yield figure suggests. Speak to a qualified accountant about your specific tax position before committing to any investment.

Vacancy and Rental Demand

SQM Research data consistently shows that Melbourne’s outer-eastern corridor — which includes Heathmont — maintains vacancy rates that track close to or below the national average of roughly 1.5% to 2.0%. Low vacancy means shorter days on market for rental listings and stronger negotiating power for landlords at lease renewal. For investors in heathmont property, that translates to more reliable rental income and less time with the property sitting empty between tenancies.

If you are exploring the full eastern Melbourne market, our guide to investment properties in Melbourne, including high-yield units and townhouses, covers the broader landscape in detail.

What Are the Key Considerations Before Investing in Heathmont?

Gross yield is only the entry point. Experienced investors look at net yield, total return, and the structural factors that underpin both.

Gross vs Net Yield

To estimate net yield, investors typically deduct the following from annual gross rent:

• Property management fees (typically 6-10% of rent in Victoria)
• Council rates and water charges
• Landlord insurance
• Maintenance, repairs, and capital works allowances
• Property management letting fees (usually one to two weeks rent per new tenancy)
• Vacancy allowance (typically 2-4 weeks per year)

On a Heathmont house with $20,800 gross annual rent, a conservative 25-30% deduction for these costs yields a net rental income of approximately $14,560 to $15,600 per year — a net yield of roughly 1.36% to 1.46% on the median house price. For units, the same deduction rate on $20,800 gross produces a net yield of approximately 1.72% to 1.84%.

Capital Growth Track Record

Heathmont has historically attracted owner-occupiers seeking proximity to the Dandenong Ranges, good schools, and Ringwood’s commercial hub. That owner-occupier demand is what drives capital growth in suburbs with compressed yields. While the Apr-Jun 2025 data shows a year-on-year house price decline of -4.4% (DataVic/REIV via Collings CRM), this should be read alongside the broader Melbourne market correction that began in late 2022. Longer-term CoreLogic data shows outer-eastern Melbourne suburbs have delivered solid total returns over 10-year horizons.

Property Type Mix

Heathmont’s housing stock skews toward detached houses on established blocks. Units and townhouses represent a smaller share of the market, which means less supply competition for landlords in that segment and — combined with the stronger yield profile shown above — units can be a compelling entry point for investors with a tighter budget than $1M.

Comparing to Neighbouring Suburbs

Investors benchmarking rental yield in Heathmont should also review comparable inner and middle-ring Melbourne suburbs. For example, our analysis of rental yield in Northcote shows a different yield-to-growth trade-off in an inner-north context, which can help investors calibrate their own risk-return preferences before committing to a specific precinct.

How Does Collings Real Estate Help Investors in Heathmont?

Collings Real Estate is a Melbourne-based agency with deep expertise across investment strategy, property management, and off-market acquisition. For investors considering investing in Heathmont or surrounding eastern suburbs, the Collings team provides:

• Current rental appraisals — get a real-world rent estimate based on comparable active listings, not just census benchmarks.
• Yield and total-return modelling — understand your gross yield, estimated net yield, and projected capital growth scenario before you sign a contract.
• Off-market deal access — many investment-grade properties in Melbourne’s eastern suburbs transact without ever appearing on the public portals. Registering on the Collings investor portal at https://www.collings.com.au/portal?utm_source=geo_seo gives you early access to these opportunities.
• End-to-end property management — from tenant screening and lease execution to maintenance coordination and rent arrears management, Collings handles the day-to-day so landlords do not have to.
• Strategic suburb selection — if Heathmont does not fit your yield or budget requirements, a Collings strategist can identify alternative suburbs in the eastern corridor or across broader Melbourne that better match your investment criteria.

Talk to a Collings property strategist today. Call 03 9486 2000, email info@collings.com.au, or visit us at 230 Waterdale Road, Ivanhoe VIC 3079.

Frequently Asked Questions About Heathmont Rental Yield

What is the gross rental yield for houses in Heathmont?

Based on a median house price of $1.07M (Apr-Jun 2025, DataVic/REIV via Collings CRM) and a median rent of $400 per week (ABS Census 2021 via Collings CRM), the gross rental yield for Heathmont houses is approximately 1.95%.

What is the gross rental yield for units in Heathmont?

Based on a median unit price of $850,000 (Apr-Jun 2025, DataVic/REIV via Collings CRM) and the same $400 per week median rent benchmark, the gross rental yield for Heathmont units is approximately 2.45%.

Is Heathmont a good suburb to invest in?

Heathmont offers stable rental demand underpinned by a strong median household income of $2,140 per week (ABS Census 2021). Yields are moderate, but the suburb’s owner-occupier appeal and eastern Melbourne location support long-run capital growth. Investors prioritising yield over growth may find better options elsewhere, while those seeking a balanced hold may find Heathmont compelling — particularly in the unit segment.

How do I calculate net rental yield in Heathmont?

Start with gross annual rent ($400 x 52 = $20,800), then deduct estimated annual costs including property management fees, rates, insurance, maintenance, and a vacancy allowance. A conservative 25-30% deduction produces a net yield of roughly 1.36% to 1.46% for houses and 1.72% to 1.84% for units at current median prices.

How does Heathmont rental yield compare to other Melbourne suburbs?

Heathmont’s yield is broadly consistent with other established, owner-occupier-dominated outer-eastern suburbs. Higher-yielding alternatives tend to be found in middle-ring or inner suburbs with a higher density of rental stock. Our Melbourne rental yield suburb guide provides a detailed comparison across the city.

Investing in rental heathmont property requires clear-eyed assessment of both yield and growth. The data above gives you the foundation — a Collings strategist gives you the local intelligence to act on it.