Median priceⓘLast 12 months
675kk
↓ -9.2% YoY
Lower Plenty's four markets run roughly even — unit rentals just edge ahead, with 41 sales at around $675K (down), taking about 27 days to sell (up from 23 days last year), among the country's biggest unit price drops, with 2-bedroom the most common at around 55%.
Unit rentals follow closely, with 35 leases at $495 a week (up), renting out in about 17 days (down from 20 days last year), with 2-bedroom homes making up around two-thirds. Then come 32 house sales at around $1.39M (down), among the country's biggest house price drops. 11 house rentals at $625 a week.
Who lives hereAn above-average-income, mostly owner-occupied, older-leaning suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Share of all residents by 5-year band · hover a band for the count + split
13% report Irish ancestry, but only 0.3% were born in Ireland — the gap is the Australian-born and diaspora Irish community, invisible in birthplace alone.
A predominantly Australian-born community.
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Incomes, employment, and the occupation mix of the people who live here.
A typical household pulls in about 2.3× the typical individual — a multi-earner area.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
1 school inside Lower Plenty, plus the closest options around it. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
How settled or transient the community is — and where newcomers came from.
Headline price, rent, yield and time on market for Lower Plenty — choose a property type and size below.
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Eight diagnostic views cutting the data a different way each time — Lower Plenty in blue, peers in colour.
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Every market within reach of Lower Plenty, ranked by distance — each compared against this suburb's Units · Total segment so divergence reads at a glance.
VIC markets whose Units · Total segment behaves most like Lower Plenty's on the buy side — ranked by a like-for-like blend of price, yield, days on market, ownership cost and cycle phase.
Comparable sales markets to Lower Plenty include Endeavour Hills (VIC 3802), Seddon (VIC 3011), Hillside (VIC 3037), Spotswood (VIC 3015), Watsonia (VIC 3087), Clarinda (VIC 3169), Greenvale (VIC 3059) and Pascoe Vale South (VIC 3044). Each link opens that suburb's full market report.
23 data-driven answers about Lower Plenty's property market — every one computed from the metrics above.
The median house price in Lower Plenty, VIC 3093 is $1.39M as of June 2026, based on 32 sales recorded over the past 12 months. Houses there have moved −12.3% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
The median unit price in Lower Plenty, VIC 3093 is $675k as of June 2026, based on 41 sales over the past 12 months. Units have moved −9.2% year-on-year and currently trade at roughly 49% of the median house price.
The median weekly house rent in Lower Plenty is $625 as of June 2026, drawn from 11 leases over the past 12 months. Units rent for around $495 per week. House rents have moved −19.9% year-on-year. Current vacancy pressure is shown in the supply section above.
Gross rental yield in Lower Plenty is 2.30% for houses and 3.80% for units as of June 2026, compared with the VIC unit median of 5.12%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
As of June 2026, Lower Plenty medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | $1.25M | $1.19M | $1.92M | $1.39M |
| Units | $609k | $579k | $834k | — | $675k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
At the median Lower Plenty unit ($675k purchase, $495/week rent), weekly mortgage repayments sit at roughly $747 — about $252 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.
Lower Plenty's property market trends to June 2026: house prices fell −12.3% year-on-year and units −9.2%; weekly house rents moved −19.9%; homes now sell in a median 35 days — faster than a year ago by 6; sales supply sits at 6.0 months (very loose). Read together — price, rent, selling speed and supply — they show which way the Lower Plenty market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
As of June 2026 in Lower Plenty, house prices fell −12.3% over the year, gross rental yield is 2.30% against a VIC median of 3.84%, houses take a median 35 days to sell, sales supply is 6.0 months (very loose). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
Houses in Lower Plenty sell in a median 35 days on market as of June 2026, with units clearing slightly faster at 27 days. Days on market have tightened by 6 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Lower Plenty's sales market sits at 6.0 months of supply for houses as of June 2026 — classified as Very Loose against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 0.0 months of supply.
House prices in Lower Plenty moved −12.3% over the 12 months to June 2026, while units moved −9.2%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
Lower Plenty's house rental market sits at 0.0 months of supply as of June 2026 — classified as Severe (extreme shortage), with 11 houses leased over the past 12 months. Units sit at 0.0 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Lower Plenty's house market is currently in the 'softer_firming' phase as of June 2026 — combining below-median sales velocity nationally with year-on-year tightening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
Lower Plenty's median house price ($1.39M) is 80% above the VIC median ($773k) as of June 2026. On selling speed, houses clear in 35 days vs 29 days state median. On gross yield, Lower Plenty sits at 2.30% vs 3.84% state median.
Lower Plenty's most-similar nearby market is North Warrandyte (8.2 km away) with a median house price of $1.4M — about 1% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
The most-transacted segment in Lower Plenty over the 12 months to June 2026 is 2 bed units with 23 sales. 3 bed houses come second at 17 sales. The 'Most popular' panel above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
Lower Plenty recorded 32 house sales and 41 unit sales over the 12 months to June 2026 — a combined 73 transactions. On the rental side, 11 houses and 35 units were leased. Segments with statistically thin samples are excluded from displayed figures.
Lower Plenty, VIC 3093 is home to 3,962 residents (ABS Census 2021). The median resident age is 45, and the average household holds 2.5 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
The median household in Lower Plenty earns $2k per week — roughly $112k a year (ABS Census 2021). Median personal income runs $955/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
Lower Plenty is mostly owner-occupied: about 84% of households are owner-occupiers and 15% rent (ABS Census 2021). Of owners, 45% own outright and 40% are paying off a mortgage.
Lower Plenty has 60 schools within reach, 1 of them inside the suburb itself — including Lower Plenty Primary School. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Lower Plenty, VIC 3093 has a population of 3,962, a median age of 45, a median household income around $2k/week, 15% of households renting (ABS Census 2021). There are 60 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
This Lower Plenty market data was last updated June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.
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