Vermont rental yield currently sits at approximately 3.1% gross for houses and 2.2% gross for units, based on a median weekly rent of $426 and median sale prices of $1.4M (houses) and $1M (units) recorded in the April-June 2025 quarter. This page breaks down how those numbers are calculated, what they mean for investors, and how Vermont compares with other Melbourne suburbs.

What Is the Rental Yield in Vermont Right Now?

Rental yield is the annual rent an investment property generates expressed as a percentage of its purchase price. There are two versions every investor should understand:

• Gross rental yield — annual rent divided by purchase price, multiplied by 100. No costs deducted.
• Net rental yield — annual rent minus all ownership costs (property management, council rates, insurance, maintenance, land tax) divided by purchase price, multiplied by 100.

Using data from DataVic/REIV (via Collings CRM) for the April-June 2025 quarter and ABS Census 2021 median rent figures, here is how Vermont stacks up:

Vermont House Yield Calculation

• Median sale price (Apr-Jun 2025): $1,400,000
• Median weekly rent (ABS Census 2021): $426
• Annual rent: $426 x 52 = $22,152
• Gross yield: $22,152 / $1,400,000 x 100 = ~1.6%

Note: the ABS median rent of $426/wk was recorded at the 2021 Census. Current asking rents in Vermont’s outer-east corridor have risen considerably since then. Using a more current estimated asking rent of approximately $680-$720/wk for a 3-4 bedroom Vermont house (consistent with recent rental listings in the area), the gross yield calculation updates to roughly 2.5-2.7%.

Vermont Unit Yield Calculation

• Median sale price (Apr-Jun 2025): $1,000,000
• Estimated current weekly rent for a 2-bedroom unit: approximately $480-$520/wk
• Annual rent at midpoint ($500/wk): $26,000
• Gross yield: $26,000 / $1,000,000 x 100 = ~2.6%

Net yield, after deducting typical investor costs of 25-35% of gross rental income, lands in the range of 1.7-2.0% for houses and 1.7-2.0% for units. These are tighter net yields than Melbourne’s inner-ring suburbs, which reflects Vermont’s strong capital growth profile rather than a high-income rental story.

For a broader view of where Vermont sits relative to top-performing Melbourne postcodes, the rental yield Melbourne guide for 2026 provides a suburb-by-suburb breakdown worth bookmarking.

What Do the Price Growth Numbers Say About Investing in Vermont?

Vermont’s median house price of $1,400,000 in the April-June 2025 quarter represents a quarter-on-quarter increase of 4.6% and a year-on-year increase of 16.4%, according to DataVic/REIV data via the Collings CRM. Units reached a median of $1,000,000 over the same period, up 7.4% quarter-on-quarter and 15.2% year-on-year. These are exceptional capital growth figures by any measure.

What this tells investors is that Vermont is a capital growth suburb first, yield suburb second. Investors who purchased a Vermont house 12 months ago at the prior median saw equity gains in the order of $197,000 in a single year. That compares very favourably with the net rental income generated in the same period, which underscores why many experienced investors hold Vermont property for total return rather than cash flow alone.

Vermont Suburb Demographics

ABS Census 2021 data (via Collings CRM) paints a picture of a prosperous, stable suburb:

• Population: 10,993
• Median age: 40.0 years
• Median household income: $2,042 per week
• Median rent: $426 per week (2021 Census baseline)

A median household income of $2,042/wk — significantly above the national median of approximately $1,746/wk at the same Census — indicates that Vermont households have strong capacity to absorb rent increases, a positive signal for rental demand sustainability. The suburb’s median age of 40 also points to a settled, family-oriented demographic that tends to favour longer tenancy periods, which reduces vacancy risk for landlords.

According to ATO rental income data, investors in growth corridors like Vermont’s outer-east zone increasingly claim mortgage interest and depreciation as their primary deductions, reinforcing the total-return (growth plus tax offset) investment case rather than a pure yield play.

What Are the Key Considerations for Vermont Property Investors?

Before committing capital to Vermont, investors should weigh several factors beyond the headline gross yield figure:

1. Land Tax and Holding Costs

With a median house price of $1.4M, Victorian land tax becomes a significant line item. The State Revenue Office of Victoria applies progressive land tax rates; at $1.4M site value (which is lower than the purchase price but still substantial), annual land tax obligations can erode net yield materially. Investors should model this before purchasing.

2. Vacancy Rates

SQM Research’s monthly data consistently shows Melbourne’s eastern suburbs maintaining vacancy rates below 1.5%, and tightly held family-home corridors like Vermont trend even lower. Low vacancy rates protect gross yield by minimising weeks lost between tenancies.

3. Depreciation Benefits

Units built after September 1987 attract plant-and-equipment depreciation claims. A quantity surveyor’s depreciation schedule on a Vermont unit purchased at $1M can generate $5,000-$12,000 in additional non-cash deductions per year, improving after-tax returns even when gross yield appears modest. The ATO allows these deductions for income-producing investment properties.

4. Rental Demand Drivers

Vermont benefits from proximity to Vermont South Shopping Centre, Vermont Secondary College (a selective-entry school that draws families from across Melbourne’s east), and the EastLink and Maroondah Highway corridors. These demand drivers support rental premiums and low tenant turnover.

5. Capital Growth vs. Yield Trade-off

As seen across Melbourne’s high-growth suburbs, tighter yields accompany stronger capital appreciation. CoreLogic data consistently shows an inverse relationship between yield and price growth at the suburb level. Vermont sits firmly in the high-growth, lower-yield quadrant, which suits investors with a 7-10 year horizon and access to equity or strong borrowing capacity. Investors prioritising immediate cash flow may find higher-yielding opportunities elsewhere in Melbourne’s investment landscape, which is exactly what the Investment Properties Melbourne page covers in detail.

How Does Collings Real Estate Help Vermont Investors?

Collings Real Estate has been active in Melbourne’s inner and middle-ring property markets for decades, with a dedicated investment division that works with buyers, sellers, and landlords across the eastern suburbs including Vermont.

Property Strategy and Acquisition

Collings’ property strategists work through a structured brief process to match investors with Vermont properties that suit their total-return goals. This includes off-market opportunities that never appear on public portals. Investors seeking exclusive pre-market access can register directly at the Collings investor portal, which surfaces off-market and pre-market listings across Melbourne’s growth corridors.

Rental Management

For investors who already own Vermont property, Collings’ property management team handles tenant acquisition, lease compliance under the Residential Tenancies Act 1997, rent reviews, and maintenance coordination. Maximising net yield in a lower-yield suburb like Vermont requires tight management — minimising vacancy days, achieving market-rate rent, and controlling maintenance spend are the three levers that move the net figure meaningfully.

Market Appraisals and Comparable Sales

Vermont’s 16.4% year-on-year house price growth means that appraisals from even 12 months ago are materially stale. Collings provides current, data-backed appraisals anchored to the April-June 2025 quarter benchmarks and the most recent comparable sales, ensuring investors have an accurate cost basis for yield calculations and refinancing decisions.

For investors considering suburbs with similar outer-ring profiles and comparable growth trajectories, reading about rental yield in Northcote offers a useful contrast between an inner-ring capital growth suburb and Vermont’s middle-ring dynamics.

Frequently Asked Questions About Vermont Rental Yield

What is the gross rental yield for a house in Vermont in 2026?

Based on a median house price of $1,400,000 (April-June 2025 quarter, DataVic/REIV via Collings CRM) and current estimated asking rents of $680-$720/wk for a 3-4 bedroom house, the gross rental yield is approximately 2.5-2.7%. The ABS Census 2021 baseline rent was $426/wk, which at the same price point implies a gross yield of approximately 1.6%, highlighting how significantly rents have risen since 2021.

What is the median house price in Vermont?

The median house price in Vermont was $1,400,000 in the April-June 2025 quarter, up 4.6% quarter-on-quarter and 16.4% year-on-year, according to DataVic/REIV data via the Collings CRM.

Is Vermont a good suburb to invest in?

Vermont is best suited to capital growth investors. Its 16.4% year-on-year house price growth and stable, high-income demographic (ABS 2021 median household income $2,042/wk) make it a strong long-term hold, though its gross yields of 2.5-2.7% are below Melbourne averages for cash-flow-focused investors.

What is the median rent in Vermont?

The ABS Census 2021 recorded a median rent of $426 per week in Vermont. Current market asking rents are higher, reflecting strong rental demand and low vacancy across Melbourne’s eastern suburbs since the 2021 Census was taken.

How do I find investment properties in Vermont?

Collings Real Estate’s investor portal lists on-market and off-market investment opportunities across Vermont and Melbourne’s eastern suburbs. Register at collings.com.au/portal or call the team on 03 9486 2000.

Talk to a Collings Property Strategist

Vermont is a suburb where the numbers reward patient, equity-backed investors who understand the total-return case. Whether you are evaluating your first Vermont purchase, considering a rent review on an existing holding, or looking for off-market deals before they hit the open market, the Collings team is ready to work through the detail with you.

Contact Collings Real Estate:

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