Suburb brief · Bena VIC 3946
The thesis below links every claim to maintained evidence. Open a line item to inspect the underlying record without leaving the brief.
44/100
82%
2.1%
Updated April 2026
Thesis
Bena VIC 3946 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
Median household income is $1,687/wk.
Household income (median) · Updated April 2026Census median rent was $285/wk at the last Census.
Median rent (Census) · Updated April 20260 mapped local places sit within 1km.
Local places within 1km · Updated April 2026Vacancy is 6.3%, outside the tight-rental threshold.
Vacancy rate · Updated April 2026Renter share is 14.5%, showing the depth of the tenant pool.
Renter share · Updated April 2026Gross yield is 2.1%, below the 4.0% income floor.
Gross yield · house · Updated April 2026Overall fit is 44/100.
Overall fit · Updated April 2026Market snapshot
$135k
What this means: Use this as the local unit-price benchmark before judging an apartment or townhouse. Compare the exact property against recent nearby sales.
$988k
What this means: Use this as the local house-price benchmark. A property well above this needs a clear land, condition, school-zone or scarcity reason.
Recent news & DA activity
No recent news or DA activity in the monitoring window. The Scout rechecks the news feed nightly and the DA register on councils’ weekly publish.
Nearby pockets worth watching
Drill-down suburb report · 164 metrics across 3 research stages
The summary above gives the read first. Open a stage below only when you want the supporting numbers and how each signal is calculated.
VIC · 3946
Overall fit
44
out of 100
This report shows 164 maintained signals. Updated March 2026.
propautopilot · Bena · VIC · 3946
Generated 26 Apr 2026 · Not financial advice. General information only.
Compass
Your read on Bena
Bena doesn't clear the overall-fit bar right now — worth understanding why before ruling in or out. 164 of 164 signals maintained.
Before you inspect
A first suburb-level screen for hazards, safety, and community signals that could change whether this area stays on your shortlist. Verify the exact address before making an offer.
4 checks
Stage 1 · Strategy
12 signals grouped into 1 profile plus 1 standalone card: 12 maintained.Numbers that set your price band, cash-flow expectations, and portfolio shape.
Stage 2 · Suburbs
137 signals grouped into 19 profiles plus 3 standalone cards: 137 maintained.The signals the Scout weighs when narrowing your shortlist.
Stage 3 · Property
15 signals grouped into 2 profiles: 15 maintained.The numbers that tell you which streets and property profiles fit your criteria.
Editorial brief
Bena VIC 3946 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
The drill-down carries 164 populated metrics across 3 research stages, with thin or missing fields left explicit.
Last reviewed April 2026. Use this as the suburb screen, then confirm street, building and listing-specific facts before acting.
Frequently asked
Bena is a suburb in VIC (postcode 3946).
The median house price in Bena VIC 3946 is $988k based on the most recent twelve-month sales record. Unit and apartment medians track separately and may sit materially below the house figure depending on the dwelling mix in the suburb.
Gross rental yield on houses in Bena VIC 3946 sits at 2.1% based on current rents against the prevailing median sale price. That is below the income-investor threshold most buyers use as a screening floor — the suburb leans capital-growth rather than cashflow.
The vacancy rate in Bena VIC 3946 is 6.3% on the most recent observation. That is above the balanced range — tenants have choice and re-letting timeframes are longer.
Bena VIC 3946 scores in the lower range for investor fit on the maintained Compass scorecard (44/100). The score weighs price growth, rental yield, vacancy, supply pressure, demographic momentum and risk overlays together, so a single suburb can sit high overall and still be the wrong fit for a specific brief — confirm against your goals before acting.
See live listings
External sites open in new tabs. We don’t track clicks.
Browse more suburbs
$430
What this means: Use this to sense holding comfort and tenant depth. It still needs expenses, vacancy and lending costs before it becomes a cashflow view.
6.3%
SoftWhat this means: Lower vacancy usually means tighter rental demand. Very low numbers can move quickly, so use this with rent trend and stock-on-market.
Livability