The Delahey rental yield for houses sits at approximately 2.6% gross based on a median weekly rent of $350 and a median sale price of $689,000 recorded in the April to June 2025 quarter. Units in Delahey offer a meaningfully higher gross yield of around 3.2%, with a median sale price of $560,000 against the same median weekly rent benchmark. Read on for a full breakdown of how these numbers are calculated, what net yield looks like after costs, and what they mean for your investment strategy.

What Is the Rental Yield in Delahey Right Now?

Rental yield is the annual rent an investment property generates expressed as a percentage of its purchase price. There are two versions investors should always consider: gross yield (rent only, before costs) and net yield (rent minus all outgoings, including property management, rates, insurance, and maintenance).

Gross Yield Calculation for Delahey Houses

Using figures from DataVic and the Real Estate Institute of Victoria (REIV) via Collings’ property dataset:

• Median weekly rent (Delahey): $350/week (ABS Census 2021 via Collings CRM data)
• Annual rent: $350 x 52 = $18,200
• Median house sale price (Apr-Jun 2025 quarter): $689,000
• Gross yield (house): $18,200 / $689,000 = approximately 2.64%

Gross Yield Calculation for Delahey Units

• Median weekly rent: $350/week
• Annual rent: $18,200
• Median unit sale price (Apr-Jun 2025 quarter): $560,000
• Gross yield (unit): $18,200 / $560,000 = approximately 3.25%

What About Net Yield?

Net yield in Delahey will vary by property, but as a general guide, total holding costs (property management fees, council rates, water rates, landlord insurance, and maintenance) typically reduce gross yield by 0.8% to 1.2% for a well-maintained investment property. This means investors in Delahey can reasonably expect a net yield of around 1.4% to 1.8% for houses and 2.0% to 2.5% for units. These are conservative estimates and actual outcomes depend on the specific property, tenancy history, and cost management.

The Australian Taxation Office (ATO) allows landlords to deduct many of these costs against rental income, which can improve after-tax cash flow. Depreciation schedules, mortgage interest (if the property is negatively geared), and capital works deductions are all worth discussing with your accountant in the context of an investing Delahey strategy.

What Do the Numbers Say About the Delahey Property Market?

Delahey is a quiet, established suburb in Melbourne’s outer north-west, sitting within the City of Brimbank. The suburb’s property market delivered some notable price movements in the most recent quarter recorded.

According to DataVic and REIV data (via Collings’ property dataset), the median house price in Delahey reached $689,000 in the April to June 2025 quarter, representing a quarter-on-quarter increase of 8.2% and a year-on-year increase of 2.7%. That level of quarterly growth is significant and suggests renewed buyer confidence in the suburb’s fundamentals.

The unit market tells a more nuanced story. The median unit price reached $560,000 in the same quarter, a strong quarter-on-quarter lift of 15.5%, though the year-on-year figure sits at -5.6%. This divergence between short-term and longer-term movement is worth monitoring. It may reflect a correction from an earlier peak or a shift in stock mix. For yield-focused investors, the lower entry price of units relative to houses makes them the more attractive option on a pure income return basis right now.

Who Lives in Delahey?

Understanding the tenant pool is just as important as understanding prices. ABS Census 2021 data (via Collings CRM) shows that Delahey has a population of 8,077 with a median age of 39.0 years. The median household income is $1,486 per week, and the median rent is $350 per week. That rent-to-income ratio (roughly 23.5% of gross household income going to rent) suggests that renters in Delahey are not under extreme rental stress, which is a positive sign for tenancy stability and low vacancy risk.

For context on how Delahey compares to other Melbourne suburbs, the high rental yield suburbs in Melbourne for 2026 guide from Collings Real Estate outlines which suburbs are delivering the strongest income returns across the metropolitan area.

What Are the Key Considerations for Investing in Delahey?

Delahey’s yield profile positions it as a moderate-yield, moderate-growth suburb rather than a high-yield hotspot. That context matters when building an investment strategy. Here are the key factors to weigh up:

Capital Growth vs. Yield Trade-off

At a gross yield of around 2.6% for houses, Delahey is unlikely to be cash-flow neutral for most investors using a typical mortgage. The suburb’s appeal leans more toward long-term capital growth, with the 2.7% year-on-year house price gain and the strong 8.2% quarterly jump pointing to underlying demand. Investors who can absorb a modest negative cash flow in exchange for capital appreciation may find Delahey property an appropriate fit within a broader portfolio.

Units Offer a Better Yield Entry Point

For investors prioritising income, the unit segment currently offers a meaningfully better gross yield (3.25% vs 2.64%). The lower entry price of $560,000 also reduces the total capital required and may allow investors to deploy capital more efficiently. The year-on-year price dip of -5.6% in the unit segment could represent a buying opportunity if the quarterly rebound (up 15.5%) is sustained.

Vacancy and Tenancy Stability

SQM Research data on the broader Brimbank local government area consistently shows vacancy rates below 2%, which is considered a landlord-favourable market. Lower vacancy means less time between tenancies and more reliable rental income, directly supporting your effective yield outcome.

Infrastructure and Demand Drivers

Delahey is well served by the Watergardens Town Centre and has access to St Albans and Watergardens train stations. These amenities support ongoing rental demand from families and working renters who prioritise connectivity and convenience. Infrastructure investment in Melbourne’s west more broadly, including upgrades to the Sunbury line, continues to support the region’s appeal.

If you are comparing Delahey against inner-Melbourne options, it is worth reviewing how rental yield in Northcote differs in structure, where a tighter supply of rentable stock drives different yield dynamics in a higher-price environment.

Tax Efficiency and ATO Deductions

The ATO allows rental property investors to claim deductions on interest expenses, management fees, repairs, depreciation, and capital works. For properties in Delahey purchased in the mid-$500,000 to $700,000 range, depreciation schedules on newer builds or recently renovated units can meaningfully reduce taxable income and improve after-tax returns. Always seek advice from a qualified accountant before making investment decisions.

How Does Collings Real Estate Help Investors in Delahey?

Collings Real Estate has worked with Melbourne property investors for decades. Our team combines local market knowledge with data-driven analysis to help investors identify properties that align with their yield, growth, and cash-flow goals.

Whether you are exploring rental Delahey for the first time or looking to add to an existing portfolio, our property strategists can walk you through current listings, rental appraisals, and market comparable analysis. We also maintain access to off-market and pre-market opportunities across Melbourne’s north and west, which can give investors a genuine edge in competitive conditions.

For investors looking at a broader Melbourne strategy, our investment properties in Melbourne guide covers high-yield units and townhouses across multiple suburbs, giving you a strong foundation for comparison before committing to any single location.

Access Our Investor Portal

Collings operates a dedicated investor portal where registered users receive early access to investment-grade listings, rental yield data, and suburb reports. You can sign up at collings.com.au/portal to get started.

Talk to a Collings Property Strategist

Our team is available to discuss your investment goals, run through yield scenarios for specific Delahey properties, and help you understand what a realistic return looks like in today’s market. Contact us directly:

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

Frequently Asked Questions About Delahey Rental Yield

What is the gross rental yield for a house in Delahey?

Based on a median weekly rent of $350 (ABS Census 2021) and a median house sale price of $689,000 (DataVic/REIV, April to June 2025 quarter), the gross rental yield for a house in Delahey is approximately 2.64%.

Are units in Delahey a better yield investment than houses?

Yes, based on current data. With a median unit price of $560,000 and the same median weekly rent of $350, Delahey units deliver a gross yield of approximately 3.25%, compared to 2.64% for houses. The lower entry price also reduces the capital required to invest.

What is the median rent in Delahey?

According to ABS Census 2021 data (via Collings CRM), the median rent in Delahey is $350 per week. This figure serves as the basis for yield calculations in the suburb.

Is Delahey a good suburb for property investment?

Delahey offers moderate yield with some evidence of capital growth, particularly in the house segment (up 8.2% quarter-on-quarter and 2.7% year-on-year as of the April to June 2025 quarter). It suits investors with a longer-term growth focus who can manage modest negative cash flow in the short term.

How do I find investment properties in Delahey?

Collings Real Estate provides access to both listed and off-market investment properties across Melbourne, including the north-west. You can register at the Collings investor portal at collings.com.au/portal or call 03 9486 2000 to speak with a property strategist directly.

Delahey represents a steady, established corner of Melbourne’s outer north-west with a stable tenant base, growing house prices, and improving unit values. While gross yields are modest compared to some higher-yield Melbourne suburbs, the suburb’s affordability relative to the inner ring and its infrastructure connectivity make it a credible option within a diversified investment portfolio. Talk to a Collings property strategist today to get a personalised rental appraisal and yield analysis for any property you are considering in Delahey.