Melbourne north ยท VIC 3046
Buyers agent in Glenroy
The standout on this list, and the only one under $900,000.
Figures below are July 2026, suburb level, all bedroom counts. Full Merri-bek council report.
The Glenroy numbers
Houses
$868,441
Typical price
$589
Weekly rent
3.53%
Gross yield
+3.6%
Growth a year, 10yr
+7.2%
Growth, last 12mth
369
Sales a year
Units
$612,917
Typical price
$490
Weekly rent
4.16%
Gross yield
+3.0%
Growth a year, 10yr
+3.8%
Growth, last 12mth
234
Sales a year
Vacancy rate 1.48% across roughly 11,217 dwellings. HtAG Analytics, suburb level, all bedroom counts. Typical price is a modelled estimate, not a median of recent sales.
The honest read
What I'd tell you over a coffee
Glenroy has grown 3.6% a year over ten years and 7.2% over the last twelve months. Both are the highest of the twelve Melbourne suburbs people search us for, and it isn't close.
It's also the cheapest by a distance. A typical house is around $868,000. Balwyn is $2.74m and has grown at 1.5%. You could buy three Glenroys for one Balwyn and own the better performing asset three times over.
That's not me being clever. It's the whole argument I make to clients, and Glenroy is the cleanest example of it I've got in Melbourne.
369 houses trade a year here, which is decent liquidity. Vacancy sits at 1.5%, which is healthy without being desperate.
If you take one thing from this page, take that the postcode people brag about at a barbecue and the postcode that grows your money are usually not the same postcode.
Who Glenroy suits
Investors who care what the number does rather than how the suburb sounds. Also first home buyers priced out of everywhere closer in.
What I'd watch
A 7.2% year after a 2.2% three year average means it has run recently. Don't extrapolate one hot year into a forecast. The ten year number is the one I'd lean on.
How I work
- Flat $20,000 fee, whatever you buy and wherever it is
- No commissions from agents, developers or builders
- I'll tell you when a suburb doesn't stack up, including this one
Fair questions
Buying in Glenroy, answered
Why does Glenroy outperform the expensive suburbs?
Cheaper entry means more buyers can reach it, and the buyer pool is what moves prices. The premium suburbs ran hard years ago and have been digesting it since. This shows up across the country, not just Melbourne.
Is Glenroy still affordable?
A typical house is around $868,000 as at July 2026. That's the lowest of the twelve Melbourne suburbs on this site and roughly a third of Balwyn. Affordable is relative in Melbourne, but on this list it's the entry point.
What about units in Glenroy?
Units sit near $613,000 on a 4.2% yield and have grown 3.0% a year over the decade. That's a rare case where the units have held up nearly as well as the houses. Still, the land component is doing the work, so I'd want a good reason to choose the unit.
Other Melbourne suburbs
Same treatment, same data, different answer in every one of them.