Bacchus Marsh rental yield for houses sits at approximately 2.78% gross based on the April-June 2025 quarter median sale price of $617,000 and a median rent of $330 per week recorded in the ABS Census 2021. For units, where the median sale price is $427,000, the gross yield rises to around 4.02% — making the unit market noticeably more attractive for income-focused investors. Read on for a full breakdown of how these figures are calculated, what they mean in practice, and what to watch before committing capital to Bacchus Marsh property.

What Is the Bacchus Marsh Rental Yield Right Now?

Yield is the simplest measure of how hard a property works for you. Gross rental yield is calculated by dividing annual rent by the purchase price and multiplying by 100. Using the most current data available from DataVic/REIV (via the Collings CRM dataset) and the ABS Census 2021, the numbers for Bacchus Marsh break down as follows:

House Yield Calculation

• Median house price: $617,000 (Apr-Jun 2025 quarter; quarter-on-quarter change -2.6%, year-on-year -0.5%)
• Median weekly rent: $330 (ABS Census 2021)
• Annual rent: $330 x 52 = $17,160
• Gross yield: $17,160 / $617,000 x 100 = 2.78%

Unit Yield Calculation

• Median unit price: $427,000 (Apr-Jun 2025 quarter; quarter-on-quarter change -8.2%, year-on-year -1.8%)
• Median weekly rent: $330 (ABS Census 2021)
• Annual rent: $17,160
• Gross yield: $17,160 / $427,000 x 100 = 4.02%

Net yield, which accounts for ongoing costs such as property management fees, council rates, insurance, maintenance and vacancy periods, is typically 0.8 to 1.5 percentage points lower than the gross figure. That means a realistic net yield range for Bacchus Marsh units is approximately 2.5% to 3.2%, while houses sit closer to 1.3% to 2.0% net. According to the Australian Taxation Office’s investor guidance, deductible expenses including loan interest, depreciation and management fees can partially offset the gap between gross and net yield — making effective after-tax returns more competitive than the headline gross figure suggests.

For context on how these figures compare across Victoria, our guide to high rental yield suburbs in Melbourne for 2026 benchmarks Bacchus Marsh against inner and middle-ring alternatives.

What Do the Broader Numbers Say About Investing in Bacchus Marsh?

Raw yield is only one lens. Understanding the demographic and economic backdrop of Bacchus Marsh gives investors a clearer picture of rental demand sustainability.

Demographic Profile

According to ABS Census 2021 data, Bacchus Marsh has a population of 7,808, a median age of 39.0 years, and a median household income of $1,508 per week. That income level positions the suburb squarely in the middle-income bracket for greater Melbourne, suggesting a tenant pool with stable but price-sensitive rental capacity. Renters paying $330 per week are allocating roughly 21.9% of gross household income to rent — comfortably below the 30% stress threshold commonly cited by housing affordability researchers.

Price Trend Context

The April-June 2025 quarter data from DataVic/REIV shows that Bacchus Marsh house prices fell 2.6% quarter-on-quarter and are down 0.5% year-on-year to $617,000. Unit prices have pulled back more sharply, down 8.2% for the quarter and 1.8% year-on-year to $427,000. Land values sit at $308,000 (down 18.0% quarter-on-quarter but up 4.2% year-on-year), reflecting the broader cooling in greenfield development demand as interest rates remained elevated through late 2024 and into 2025.

For income investors, falling purchase prices with rents holding steady is a favourable dynamic: the same $330-per-week rent on a cheaper unit mathematically improves yield. If unit prices stabilise at or below the current $427,000 median, Bacchus Marsh units offer a genuine yield advantage over many established Melbourne suburbs where gross yields on units are often compressed to 3.0% or below. CoreLogic data for the broader Melbourne metro confirms this compression trend in inner suburbs, making regional growth corridors like Bacchus Marsh increasingly relevant to yield-focused portfolios.

Vacancy and Rental Demand

SQM Research’s tracking of the Moorabool local government area (which includes Bacchus Marsh) has recorded vacancy rates broadly in the 1.0% to 1.5% range through 2024 and into 2025 — well below the 3.0% equilibrium level that signals balanced supply and demand. A sub-2% vacancy rate means landlords generally face short re-let periods and limited downward pressure on asking rents, supporting the reliability of the rental income stream that underpins yield calculations.

What Are the Key Considerations Before Investing in Bacchus Marsh?

Bacchus Marsh sits approximately 55 kilometres west of Melbourne’s CBD along the Western Freeway and is served by V/Line train services to Southern Cross Station. Its appeal as a commuter satellite town has driven population growth across the broader Moorabool LGA, but investors should weigh both opportunities and risks carefully.

Opportunities

• Affordability entry point: At a median house price of $617,000, Bacchus Marsh remains accessible compared to Melbourne’s middle-ring suburbs, many of which are priced above $900,000.
• Infrastructure pipeline: Ongoing investment in the Western Freeway corridor and planned town centre upgrades in Bacchus Marsh support long-term liveability and population retention.
• Unit yield premium: The 4.02% gross yield on units is meaningfully above the Melbourne metro average for comparable stock, according to CoreLogic’s mid-2025 rental market report.
• Low vacancy: Sub-1.5% vacancy (SQM Research) supports rental income continuity.

Risks to Monitor

• Price softness: Both houses and units recorded year-on-year price declines as of June 2025. Capital growth cannot be assumed in the near term.
• Land oversupply: The 18.0% quarterly fall in land values signals excess supply in the greenfield sector, which can weigh on broader suburb sentiment.
• Interest rate sensitivity: Regional markets with higher land-to-total-value ratios can be more sensitive to borrowing cost movements than established inner-suburb properties.
• Net yield erosion: Management costs, insurance and maintenance in outer suburban areas can be proportionally higher than in denser urban markets, compressing net yield further.

Investors comparing Bacchus Marsh to established urban alternatives should review how inner-suburb yield profiles differ. Our analysis of rental yield in Northcote provides a useful contrast for investors weighing yield versus capital growth trade-offs across the Melbourne metro.

How Does Collings Real Estate Help Investors in Bacchus Marsh and Beyond?

Collings Real Estate has worked with Melbourne and regional Victorian investors for decades, providing data-led property strategy that goes beyond generic suburb reports. Our team sources properties across the full investor spectrum, including off-market opportunities that never appear on public portals, and provides modelling on gross and net yield, depreciation schedules, and portfolio fit before any purchase decision is made.

For investors specifically focused on income-generating assets, our curated listings of investment properties across Melbourne and surrounding growth corridors include units, townhouses and multi-tenanted assets selected for yield quality rather than just headline price. Where Bacchus Marsh units at $427,000 are generating 4.02% gross yield, our team can model comparable or superior opportunities across the broader metro and regional pipeline.

Access Off-Market Deals

Many of the strongest-yielding assets in outer suburban and regional corridors are transacted before they reach public listing. Collings operates a dedicated off-market portal where registered investors receive early access to properties matched to their yield, budget and location criteria. Register at the Collings investor portal to receive matched listings directly.

Talk to a Collings Property Strategist

If you want a personalised yield analysis for a specific Bacchus Marsh property, or want to understand how investing in Bacchus Marsh compares to other Victorian growth corridors, our strategists are available to help. Contact the Collings team directly:

• Phone: 03 9486 2000
• Email: info@collings.com.au
• Office: 230 Waterdale Road, Ivanhoe, VIC 3079

Frequently Asked Questions About Bacchus Marsh Rental Yield

What is the gross rental yield for a house in Bacchus Marsh?

Based on the April-June 2025 median house price of $617,000 and a median weekly rent of $330 (ABS Census 2021), the gross rental yield for a Bacchus Marsh house is approximately 2.78%.

What is the gross rental yield for a unit in Bacchus Marsh?

With the April-June 2025 median unit price of $427,000 and the same $330 median weekly rent, the gross yield for a Bacchus Marsh unit is approximately 4.02% — notably higher than the house yield.

Is Bacchus Marsh a good suburb for property investment?

Bacchus Marsh offers an affordable entry point, a sub-1.5% vacancy rate, and unit yields above 4% gross. However, both house and unit prices recorded year-on-year declines as of June 2025, so investors should weigh yield income against near-term capital growth uncertainty and model net returns carefully.

What is the vacancy rate in Bacchus Marsh?

SQM Research data for the Moorabool LGA, which covers Bacchus Marsh, shows vacancy rates in the 1.0% to 1.5% range through 2024-2025, well below the 3.0% equilibrium level, indicating strong rental demand relative to available stock.

What is the median rent in Bacchus Marsh?

The ABS Census 2021 records a median rent of $330 per week in Bacchus Marsh. This figure is used as the rental income basis for yield calculations on this page, noting that actual asking rents in 2025-2026 may differ as market conditions evolve.

Understanding Bacchus Marsh rental yield requires looking at both the asset class (houses versus units) and the broader market context. With unit gross yields at 4.02% and vacancy rates below 1.5%, the suburb presents a credible income-focused opportunity for investors who price in net costs and monitor the ongoing price correction in underlying values. Talk to a Collings property strategist to model your specific scenario before committing.