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LGA · VIC · INNER-NORTH MELBOURNE

City of Merri-bek

Inner-northern Melbourne urban renewal hub. Roughly 10km from Melbourne CBD.
Inner-North Melbourne Hotspotting refresh: Jun 2026 10km from CBD

Investment thesis

What this LGA is for
10km north of CBD. Urban renewal play anchored by $1.2B Pentridge redevelopment + Revitalising Coburg initiative. Gross Regional Product $8.4 billion. Target: 69,000 new dwellings by 2051. 41% of residents hold a Bachelor's degree (national average 26%), supporting strong professional rental demand.

Key numbers

Snapshot of the City of Merri-bek economy and demographics.

Gross Regional Product
$8.4B
New dwelling target by 2051
69K
Bachelor-degree residents
41%
Unemployment (Dec 2025)
5.2%

Infrastructure pipeline

The committed and in-flight infrastructure spend reshaping the LGA.

$1.2B
Pentridge redevelopment (Coburg)
Marquee urban renewal project. Converting heritage prison precinct into mixed-use neighbourhood.
$60M
Coburg library + piazza
In planning + design phase. Will reshape Coburg activity centre.
$30.7M
Early-years facilities upgrade
5-year capital program across childcare + kindergarten facilities.
$5B+
Proximity to Parkville biomedical precinct
Adjacent to Australia's largest hospital + biomedical research cluster. Drives professional rental demand.

Suburbs in scope

Suburbs we actively track within City of Merri-bek. Suburbs with linked names have published StratMap suburb reports.

Currently in active strategy use

SuburbMedian (house)Yield1yr growthVacancyNotes
Fawkner$878K3.58%+10%0.94%Value standout — cheapest LGA entry, strongest YoY growth, best yield. Most SMSF-friendly choice.
Coburg North$1.14M3.13%+6%0.89%Pentridge tailwind. Strongest RCS in the three (74/100).
Pascoe Vale$1.17M2.99%+5%1.81%Most established. Tighter yield, conservative pick.

Other LGA suburbs (Hotspotting data)

SuburbMedian (house)Yield1yr growthVacancyNotes
Brunswick$1.31M3.30%+5%0.80%Premium inner-north, established
Brunswick East$1.35M3.20%0%0.40%Premium, established
Brunswick West$1.35M3.40%+2%0.90%Premium, established
Coburg$1.22M3.20%+6%0.60%Coburg renewal core, established
Glenroy$850K3.50%+5%2.10%Affordable upper-band entry
Gowanbrae$935K3.70%-4%0.00%Niche pocket, no vacancy
Hadfield$900K3.60%+4%0.50%Adjacent to Coburg renewal
Oak Park$1.15M3.30%+7%0.90%Established middle-tier
Pascoe Vale South$1.30M2.90%+9%0.80%Highest 12mo growth in LGA at 9%

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