Free market report · Data to July 2026
East Gippsland property market
East Gippsland is one of the 453 council areas we track on the Australian property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
Houses · cycle position
Peak
The East Gippsland house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-7% to +14%
Modelled 12-month price range
+3.0%
Modelled 12-month rent change
Units · cycle position
Rising
The unit market is accelerating. Growth is building pace rather than fading, which is the phase most investors wish they had caught in hindsight.
-9% to +14%
Modelled 12-month price range
+2.9%
Modelled 12-month rent change
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. See East Gippsland on the clock.
The people
Who lives in East Gippsland.
Population · ABS estimates
49,669
People (2025)
+0.7%
Growth per year, last 5 years
Steady growth. Not a boom town, not going backwards.
Households · Census 2021
52
Median age
$1,110
Median household income per week
76% own or are paying off their home, 20% rent. An owner-occupier market at heart, which tends to steady prices through the cycle.
New supply
What's being approved to build.
Building approvals are tomorrow's supply. A market where approvals are falling while population grows is a market where pressure builds. The reverse deserves caution.
Dwellings approved · ABS
293 of the latest year's approvals were houses. Approvals are roughly steady year to year.
Jobs and investment
Who's working, and what's being spent.
Jobs pay mortgages and rents. Government and commercial building spend is where future jobs come from: schools, hospitals, shops and factories all get approved before they get built.
Jobs · SALM, March 2026
21,529
Employed residents
4.8%
Unemployment (national 4.2%)
2,405 more residents are in work than five years ago (+12.6%). That is strong jobs growth, and it usually shows up in housing demand with a lag.
Non-residential building approved · ABS
$89m
All sectors, FY26
$57m
Public sector (government projects)
| Year | Government | All non-residential |
|---|---|---|
| FY24 | $16m | $84m |
| FY25 | $73m | $100m |
| FY26 | $57m | $89m |
Public building spend here is trending up. Governments build where they expect people. For the named projects behind these numbers, ask for the full report below.
Inside the LGA
The suburbs of East Gippsland.
We hold live snapshot data for 2 suburbs in East Gippsland. Click through for the full numbers.
| Suburb | Typical price | Rent/wk | Gross yield | 1yr growth |
|---|---|---|---|---|
| Lucknow | $633,409 | $514 | 4.2% | +17% |
| Bairnsdale | $503,075 | $469 | 4.8% | +6% |
All 141 suburbs and localities in East Gippsland
Anglers Rest · Bairnsdale · Bellbird Creek · Bemm River · Benambra · Bendoc · Bengworden · Bete Bolong · Bete Bolong North · Bindi · Bingo Munjie · Bonang · Boole Poole · Brodribb River · Brookville · Brumby · Bruthen · Buchan · Buchan South · Buldah · Bullumwaal · Bumberrah · Bundara · Butchers Ridge · Cabbage Tree Creek · Calulu · Cann River · Cape Conran · Cassilis · Chandlers Creek · Clifton Creek · Club Terrace · Cobbannah · Cobberas · Cobungra · Combienbar · Corringle · Deddick Valley · Delegate River · Deptford · Doctors Flat · Double Bridges · Eagle Point · East Bairnsdale · Eastwood · Ellaswood · Ensay · Ensay North · Errinundra · Fairy Dell · Fernbank · Flaggy Creek · Forge Creek · Gelantipy · Genoa · Gipsy Point · Glen Valley · Glen Wills · Glenaladale · Goon Nure · Goongerah · Granite Rock · Hillside · Hinnomunjie · Iguana Creek · Jarrahmond · Johnsonville · Kalimna · Kalimna West · Lake Bunga · Lake Tyers · Lake Tyers Beach · Lakes Entrance · Lindenow · Lindenow South · Lucknow · Mallacoota · Manorina · Maramingo Creek · Marlo · Marthavale · Melwood · Merrijig · Metung · Mossiface · Mount Taylor · Murrindal · Nelse · Newlands Arm · Newmerella · Nicholson · Noorinbee · Noorinbee North · Nowa Nowa · Nungurner · Nunniong · Nurran · Nyerimilang · Ocean Grange · Omeo · Omeo Valley · Orbost · Paynesville · Raymond Island · Reedy Flat · Ryans · Sarsfield · Simpsons Creek · Stirling · Suggan Buggan · Swan Reach · Swifts Creek · Tabberabbera · Tambo Crossing · Tambo Upper · Tamboon · Timbarra · Tonghi Creek · Tongio · Toorloo Arm · Tostaree · Tubbut · W Tree · Wairewa · Wallagaraugh · Walpa · Wangarabell · Waterholes · Waygara · Wentworth · Wingan River · Wiseleigh · Wombat Creek · Woodglen · Wroxham · Wuk Wuk · Wulgulmerang · Wulgulmerang East · Wulgulmerang West · Wy Yung · Yalmy
Free · Pulled together by hand
Want the full workup on East Gippsland?
This page is the public data. The full report is the licensed feed: 10 years of prices, rents and vacancy over time, days on market, demand, and the supply pipeline, for East Gippsland or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. No charge, and no 14-part email sequence after it.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026 (licensed market analytics). Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If East Gippsland is on your list, that's a conversation worth having early.