Werribee Property Market Guide (2026): Prices, Rental Yields, Growth & Investment Fundamentals

Werribee is one of Melbourne’s largest and fastest-growing western suburbs — and increasingly, one of the most analysed.

Located approximately 32 km south-west of Melbourne CBD, Werribee sits within the Wyndham City Council and combines affordability, infrastructure investment, and strong family appeal.

But is Werribee actually a good place to buy, invest, or develop in 2025?

This guide breaks down prices, rental yields, demographics, infrastructure, risks, and long-term fundamentals — without hype.

Where Is Werribee and Why Does It Matter?

Werribee sits between Melbourne and Geelong, making it strategically positioned for:

• CBD commuters

• Western industrial and logistics employment

• Families priced out of inner and middle-ring Melbourne

Its location has made it a key growth corridor suburb, rather than a short-term boom market.

Werribee Property Prices (Houses vs Units)

Current median prices (2025):

• Houses: ~$620,000

• Units: ~$430,000

Compared to Melbourne’s median house price, Werribee remains significantly more affordable, which continues to support buyer demand.

12-month growth:

• Houses: ~0–2%

• Units: Flat to slightly negative

This signals a consolidation phase, not a decline — often where long-term buyers enter.

Rental Market & Yields in Werribee

Rental demand remains steady, supported by population growth and affordability.

Median rents:

• Houses: ~$470 per week

• Units: ~$420 per week

Gross rental yields:

• Houses: ~3.7–3.9%

• Units: ~4.7–5.0%

This places Werribee in a balanced yield category — not high-yield, but sustainable for long-term holding when purchased correctly.

Rental yield here supports holding power, not speculation.

Who Lives in Werribee? (Demographics Snapshot)

• Population: ~50,000+

• Median age: ~35

• Family households: ~47% couples with children

• Owner-occupied homes: ~64%

• Renters: ~28–34%

Werribee is family-driven, not investor-dominated — an important signal for long-term suburb stability.

Why People Live in Werribee

Werribee offers lifestyle fundamentals that support long-term demand:

• Werribee Open Range Zoo

• Werribee River parklands & trails

• Pacific Werribee Shopping Centre

• Schools, TAFE & university campuses

• Established community services

It’s not a lifestyle “trend suburb” — it’s a practical, liveable suburb.

Infrastructure & Major Developments

Werribee continues to benefit from structural investment, not cosmetic upgrades.

Key projects include:

• $1B+ Werribee City Centre redevelopment

• East Werribee Employment Precinct (up to 58,000 future jobs)

• Rail upgrades and network capacity improvements

• Retail, health, education and commercial expansion

Infrastructure here supports employment and population growth, not just housing supply.

Werribee vs Nearby Suburbs

Compared to nearby areas:

• More affordable than Point Cook

• Faster selling times than Wyndham Vale

• Higher unit yields than many western suburbs

Werribee often sits in the middle ground — not the cheapest, not the most expensive — which historically supports resilience.

Is Werribee a Good Investment Suburb?

Pros

• Affordable entry price

• Stable rental demand

• Strong infrastructure pipeline

• Family-driven owner-occupier base

• Long-term population growth

Cons

• Capital growth slower than inner Melbourne

• Large land supply limits short-term price spikes

• Not a “boom-and-bust” suburb

Werribee suits investors who value consistency over acceleration.

Development & Value-Add Potential

Werribee can support:

• Renovation strategies

• Dual-occupancy on suitable blocks

• Medium-density infill (subject to zoning)

• Buy-and-hold with yield support

Success here depends on site selection, zoning, feasibility, and holding costs — not headlines.

Common Questions About Werribee

Is Werribee expensive?

No — relative to Melbourne, it remains affordable.

Is Werribee good for families?

Yes — schools, parks, services, and housing sizes support family living.

Is Werribee good for investors?

For long-term, yield-supported strategies — yes.

For short-term speculation — no.

OwnerDeveloper’s Perspective

At OwnerDeveloper, we assess suburbs like Werribee without bias.

We look at:

• Rental yield vs holding costs

• Zoning & development controls

• Demand drivers, not forecasts

• Risk, not just upside

Werribee doesn’t promise explosive growth — it offers durability.

And in property, durability is often what compounds.

Thinking About Buying or Developing in Werribee?

Before making a decision, you need to understand:

• What your site can legally support

• Whether yield will cover holding costs

• How long-term growth fits your strategy

👉 Book a strategy call with OwnerDeveloper to assess whether Werribee — or any suburb — actually makes sense for your goals.