Melbourne’s property market continues to challenge first-time investors and budget-conscious buyers. High median house prices and lower rental yields have made it harder to enter the market without taking on significant debt or compromising on returns. While the city still offers long-term growth potential, the short-term cash flow impact is a barrier for many Australians.

That’s where regional Victoria comes into focus. With property values still accessible in key satellite and regional towns, investors can find opportunities that provide stronger yields, room for growth, and a lower entry point. These areas are increasingly popular with buyers who want to build a portfolio without overextending themselves.

In this article, we explore three affordable regional Victorian suburbs that offer a balance of cash flow and long-term potential:

• Golden Square (Bendigo) – an established suburb close to the CBD with solid rental demand and scope for value-adding improvements

• Wendouree (Ballarat) – offering good yields, low vacancy, and properties priced under $550,000

• Ararat – a small regional town with a diversified economy, limited housing supply, and low price points

For investors working with a $350k–$550k budget, these locations present a pathway into the property market without compromising on rental income or future growth.

Why Consider Regional Victorian Suburbs?

Rising Property Prices in Melbourne

Melbourne continues to rank as one of the most expensive property markets in Australia. For many investors, the barrier to entry is becoming harder to overcome, with house prices in metro suburbs pushing beyond $800,000 and rental yields often sitting between 2.5% and 3.5%. This combination of high purchase price and low rental return makes cash flow management difficult, especially for those early in their property journey or relying on rent to cover loan repayments.

Investing in metro Melbourne usually requires strong household income, larger deposits, and the ability to absorb short-term losses in exchange for potential long-term gains. For buyers working with a more modest budget or aiming to maintain neutral or positive cash flow, it’s often not a feasible starting point.

Benefits of Regional Investments

Regional Victorian towns are proving to be a strong alternative for property investors who want affordability without giving up on growth. Many regional areas still offer:

• Entry prices under $600,000, with some towns still well below $500,000

• Rental yields above 5%, with certain suburbs achieving 5.5% or more

• Low vacancy rates, reflecting steady tenant demand

• Potential for capital growth, supported by infrastructure investment, regional migration, and spillover from Melbourne’s population growth

Suburbs such as Golden Square (Bendigo), Wendouree (Ballarat), and Ararat are examples of this shift. These markets are seeing more attention from investors who prioritise strong yield, affordability, and properties that don’t require major cash injections to hold.

By exploring these options, buyers can secure assets that support portfolio growth from day one, especially when paired with the right buyer’s agent who understands local dynamics.
 

Top 3 Affordable Suburbs to Invest in 2025

Golden Square, Bendigo

Affordability

Golden Square remains one of Bendigo’s most accessible suburbs, with properties still available for under $550,000. This makes it a strong choice for investors working with a mid-tier budget.

Rental Yield

The area currently offers an estimated rental yield of around 5.5%, providing a healthy cash flow for buy-and-hold investors.

Market Dynamics

Vacancy rates are low, around 1.2%, and there’s limited new construction, helping to maintain tenant demand. Its proximity to the Bendigo CBD makes it attractive for renters seeking convenience and affordability.

Investment Potential

Golden Square offers potential for renovation-focused strategies. Many homes are older and situated on larger blocks, allowing value to be added through cosmetic upgrades or future development, boosting both rental income and property value.

Wendouree, Ballarat

Affordability

Wendouree’s median house price sits near $500,000, with some properties still selling below that threshold. This positions it well for first-time investors and those looking to expand their portfolio without overleveraging.

Rental Yield

The suburb delivers rental yields between 5.5% and 6%, depending on property type and condition, which is higher than many metropolitan areas.

Market Dynamics

With a vacancy rate around 1.34% and very little new stock being added, the area remains tight in supply. Demand has been strong, supported by local infrastructure and population growth in Ballarat.

Investment Potential

Wendouree is suitable for investors focused on positive cash flow and future growth. Older homes provide opportunities for upgrades that can boost rental return, and the area’s established tenant base reduces leasing risk.

Ararat

Affordability

Ararat is one of the most affordable towns in regional Victoria, with houses available for under $400,000. This lower entry price makes it attractive for investors working with smaller deposits.

Rental Yield

Rental yields are currently around 5.5%, helping to offset holding costs and generate strong returns relative to capital outlay.

Market Dynamics

The town has low property stock levels and limited building activity. Its economy is supported by agriculture, manufacturing, government services, and renewables, offering greater stability for long-term investment.

Investment Potential

Ararat is well suited to entry-level investors seeking consistent cash flow. Large blocks and older homes may allow for future improvements or the addition of secondary dwellings such as granny flats, further improving yield.

Key Considerations for Investors

Budget Constraints

One of the first things to get right is matching your investment goals to your available capital. If you’re working with a $400,000–$600,000 budget, you’ll likely find better opportunities in regional areas compared to capital cities. Buying below your borrowing limit also gives you room to cover costs like stamp duty, repairs, or future renovations. It’s about finding the right suburb and property that lets you invest without stretching your finances too thin.

Rental Yield vs. Capital Growth

Some investors focus on long-term price growth, while others aim for stronger cash flow from day one. Both approaches have merit, but your personal goals and financial situation will shape which is more important. For example, a positively geared property with a 5.5% yield might suit someone trying to improve their borrowing power quickly. Meanwhile, others might be comfortable with a lower yield if they’re banking on stronger growth in five to ten years. The right suburb will ideally offer a balance of both.

Renovation Opportunities

Older properties in regional suburbs often come with untapped potential. A simple upgrade, such as fresh paint, new flooring, or kitchen improvements, can increase rental return and boost the property’s overall value. These value-add strategies don’t require a large budget but can make a noticeable difference in both rent and resale. When selecting a property, look for homes with strong bones and cosmetic issues rather than structural ones.

How BuyerAgentFinder.com.au Can Assist

Connecting with Experienced Buyer’s Agents

Finding the right property starts with finding the right professional. BuyerAgentFinder.com.au connects investors with licensed buyer’s agents who specialise in regional Victorian markets. Whether you’re targeting Bendigo, Ballarat, Ararat or beyond, these agents bring local knowledge, property data, and negotiation experience that can save you both time and money.

Personalised Investment Strategies

No two investors are the same. BuyerAgentFinder allows you to compare agents who can tailor their advice based on your budget, goals, and risk profile. Whether you’re aiming for high rental yield, renovation potential, or long-term capital growth, the right agent can help you choose a strategy that suits your situation and stage of life.

Comprehensive Market Analysis

Through BuyerAgentFinder, you can access agents who provide detailed suburb analysis, sales trends, and rental performance. These insights are especially helpful when you’re exploring regional markets you may not be familiar with. Working with someone who understands which areas are on the rise and why can make a major difference to your investment outcomes.

Conclusion

For investors priced out of Melbourne’s inner and middle-ring suburbs, regional areas like Golden Square, Wendouree, and Ararat offer a genuine pathway into the property market. These suburbs combine affordability with strong rental yields, low vacancy rates, and solid potential for future growth, particularly appealing for buyers looking to stretch their capital without compromising on returns.

Each location provides its own set of advantages:

• Golden Square offers proximity to the Bendigo CBD and opportunities to add value through renovations.

• Wendouree in Ballarat delivers a good mix of affordability and cash flow with limited new supply.

• Ararat appeals to entry-level investors thanks to its low entry price and stable local economy.

Regional Victoria continues to attract buyers seeking a balance between cost, rental income, and long-term potential. If you’re looking to get started or grow your portfolio in 2025, these areas are worth a closer look.

To make smarter, data-driven decisions and connect with buyer’s agents who specialise in these markets, visit BuyerAgentFinder.com.au. Start comparing agents, explore tailored investment advice, and take the next step towards securing the right property, without wasting time or second-guessing.