Leitchville, Gannawarra: house prices, rent and what to check before you buy
Leitchville median house price: $365,000 in the calendar year 2025 (Valuer-General Victoria), up 20.1% on the calendar year 2024. Median rent: $150 a week (ABS Census 2021, older than the price figures). Postcode 3567.
What stands out: Part of Leitchville is under a Floodway Overlay; a flood-related overlay covers 52% of the suburb's land (Vicmap Planning).
Page updated · market data to Dec 2025
- Zoning: mostly Farming zone (FZ), 83% of the land
- Planning change: no rezoning or new overlays recorded since 2017
- School zones: parts of Leitchville are zoned for Gunbower Primary School and Leitchville Primary School (+1 more) (primary); Cohuna Secondary College and Pyramid Hill College (secondary)
- Getting there: nearest train station about 22.3 km from the suburb centre
- House median
- $365,000
- calendar year 2025 · up 20.1% on calendar year 2024
- Higher than 12% of the 369 regional Victoria suburbs with a reliable house median · sales count not published
- Valuer-General Victoria
- Median rent
- $150/wk
- Census 2021 (older)
- Census 2021 median, all rented homes
- Four years older than the price figures; not directly comparable.
- ABS Census 2021
- Gross yield
- 2.1%
- 2021 rent / 2025 price
- Indicative only.
- Calculated by Delora from the two figures above
- Planning risk
- Flood 52% Very highBushfire 16% ModerateHeritage 0% Very low
- share of suburb land area
- 3 suburb-specific overlays to check
- Vicmap Planning
- Getting around
- 22.3 km to nearest station
- 3 zoned primary, 2 secondary schools
- PTV timetable data · Victorian Department of Education school zones
Leitchville is a small community with a median age of 50, less socio-economically advantaged than most areas on the ABS's SEIFA index. Housing here is overwhelmingly standalone houses. The area is still light on cafés, shops and other everyday amenity. It's not served by train or tram.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Scope: Victoria, Australia. Suburb data here is Victorian (state valuer, rental, planning and school records); regional Victoria comparison group.
In this profile
- Planning and riskZones, overlays, flood and bushfire, and what is planned nearby, with an address check.
- Prices and rentsMedian prices and rents, how they have moved, and sales volume.
- SchoolsThe government school zones that cover the suburb.
- Living hereTransport, commute times, who lives here and the suburbs nearby.
- Before you buyThe checks every purchase needs, common questions and guides.
Risk and planning in Leitchville
Leitchville has relatively light heritage-overlay coverage (about 0%), though it can still apply to individual parcels. It also carries meaningful flood-overlay coverage (about 52% of the suburb). A Bushfire Management Overlay affects about 16% of the area.
Suburb-wide shares of the land, not a check of any one address.
Flood-related overlays can add building rules and raise insurance cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
If it applies it adds bushfire construction requirements (a BAL rating) and cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
In a designated bushfire prone area a minimum construction standard applies to new homes, based on the bushfire attack level (BAL). (Department of Transport and Planning (Victoria), verified 22 Oct 2026) So building or rebuilding there means working out the home’s BAL and pricing in what meeting it costs.
Share of the suburb. Source: Designated Bushfire Prone Area (DataVic) · Verify this address
Changes to the outside of a building, and demolition, need council approval. 1 named overlay area (HO613) — oldest gazetted 2016.
Share of the suburb. Source: Vicmap Planning · Verify this address
Worth checking in Leitchville
Floodway
Part of Leitchville is in a Floodway Overlay — the most serious flood control, where building can be restricted or refused. Make sure the property isn’t within it.
Flood / inundation overlay risk
Roughly 52% of Leitchville carries a flood-related overlay. Confirm the land isn’t in a Land Subject to Inundation Overlay (LSIO) or Special Building Overlay (SBO) — both affect insurance, build height and what you can construct.
Bushfire Management Overlay
A Bushfire Management Overlay affects ~16% of Leitchville. If it applies, it drives bushfire construction requirements (BAL rating) and cost.
Zoning mix and building controls
Land use across the suburb (planning zones)
- Zoning
- Rural / Green
- mostly Farming Zone (FZ) · 83% of the suburb
Planning overlays that can affect building, renovating or removing vegetation somewhere in Leitchville — confirm whether any apply to the specific address.
- Environmental Significance Overlay — environmental values that constrain development
Planning changes in Leitchville: none recorded since 2017
No zone changes or new planning overlays have been recorded on land in Leitchville since 2017 — its planning rules have stayed put over the period we track. That stability is itself worth knowing.
Source: Vicmap Planning Scheme History (2017–present). How Melbourne’s zoning actually changed over the decade →
- Suburb
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
Overlay colours reflect how much of the suburb an overlay covers — green under ~8%, amber ~8–20%, red above 20%. Public-acquisition, contamination (EAO) and floodway overlays are listed above under "Worth checking" wherever they apply, because even a small area can include a specific property. Source: Vicmap Planning. What do these terms mean? · How to verify planning controls for an address
Cost and market in Leitchville
| Median house price (2025) | $365,000 |
|---|---|
| Stamp duty | $14,620 |
| Stamp duty if you qualify as a first home buyer | $0 |
| Land Use Victoria transfer and mortgage fees | $1,088.20 |
| Government costs on top of the price | |
| Owner-occupier | $15,708.20 |
| First home buyer | $1,088.20 |
Work out your own figure in the stamp duty calculator →
Price outlook: what the Leitchville median could be in 3 and 5 years
Start from the 2025 calendar-year median house price here, $365,000. For suburbs like Leitchville, three-year outcomes since 2016 put the 2028 median between $370,604 and $550,386 in about 76% of cases (the range was aimed at 80%; that is how often it held on years it had not seen), with $451,856 in the middle. The chance the median is lower than today in three years is about 9%: a low chance, not a remote one. A large part of that spread is the market rather than the suburb: 35% of the variation in three-year outcomes across Victorian suburbs is explained by the year the clock started.
| Horizon | Range (aimed at 80%) | Middle | Chance it is lower | Range held on unseen years |
|---|---|---|---|---|
| In 3 years (2028) | $370,604 to $550,386 | $451,856 (+24%) | 9% | 76% of 7 years |
| In 5 years (2030) | $514,556 to $739,320 | $601,977 (+65%) | 0% | 74% of 5 years |
How to use this
- If you might need to sell within three years, the bottom of the range and the chance of a lower median are the figures that matter most, with selling costs on top.
- The range is for the suburb's median, not for one home. A home bought above the median, or one with a problem the address report turns up, can do worse than the suburb.
- A wide range is the honest answer. A single-number forecast for a suburb hides this spread; treat one as a middle value with a range like this around it.
How the price outlook is worked out
The model starts from the Valuer-General's calendar-year median house price for every Victorian suburb with one (Valuer-General Victoria / Land Use Victoria, verified 29 Jul 2026), from 2016 onward. For each year and suburb it asks what happened to the median three and five years later, and relates that to what was knowable at the time: the suburb's one- and three-year price momentum, its price level against the state, a fair-value gap (the residual of a within-year regression of price on slow suburb characteristics: socio-economic index, distance to the CBD and the coast, income, education and commuting), gross rental yield where the Rental Report covers the suburb, and the socio-economic index and distance to the CBD themselves. Quantile regression estimates the 10th, 25th, 50th, 75th and 90th percentiles directly.
Every year is then held out in turn: the model is refitted without that year's outcomes and its ranges are checked against them. The published range is the model's middle plus the 10th and 90th percentiles of those held-out errors, so the range was tuned to contain 80% of past outcomes (conformal calibration); the "range held" figure is measured on years the calibration never saw. "Chance it is lower" is the share of held-out errors that would leave the median below the starting price. Across 773 suburbs and 7 starting years (2016 to 2022), the 80% range held 76% of the time and the 50% range 45%. The three-year range held 76%, short of the 80% it was aimed at, so read it as somewhat too narrow: the real chance of an outcome outside it is closer to 24% than 20%. The five-year range held 74%, short of the 80% it was aimed at, so read it as somewhat too narrow: the real chance of an outcome outside it is closer to 26% than 20%.
| Bought, then sold | Suburbs | Inside the range aimed at 80% | Inside the range aimed at 50% |
|---|---|---|---|
| 2016 to 2019 | 745 | 80% | 57% |
| 2017 to 2020 | 766 | 89% | 71% |
| 2018 to 2021 | 782 | 80% | 47% |
| 2019 to 2022 | 786 | 61% | 29% |
| 2020 to 2023 | 786 | 84% | 62% |
| 2021 to 2024 | 777 | 93% | 37% |
| 2022 to 2025 | 771 | 45% | 11% |
Limits. A short run of yearly medians gives only 7 starting years, so the market effect is estimated from that many draws and the ranges are wide. Suburb characteristics other than momentum and yield are held at today's values for past years. A median from few sales is noisy, and VGV's thin-market medians are left out. The model is calibrated on 2016-2025; a market without precedent in that period can fall outside every range. It never values an individual home.
Model outlook-qr-v1, run 2026-10-27. Source: Victorian Property Sales Report, time series (data.vic), CC BY 4.0. The code is analysis/price_outlook.py in Delora's repository.
General information, not financial advice. It describes how suburb medians have behaved, not what any home will sell for.
How Leitchville compares
Where Leitchville ranks against other regional Victoria suburbs Delora covers, on the measures buyers ask about — a higher bar isn’t always “better”, it’s just where this suburb sits.
Show recorded crime and amenity-density comparisons
Schools
Parts of Leitchville fall within 3 primary and 2 secondary government school catchments. 1 school is located within the suburb (1 government).
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
| Zone | Covers | Boundary | |
|---|---|---|---|
| Primary school zones | |||
| Leitchville Primary School | 99% | — | |
| Secondary school zones | |||
| Cohuna Secondary College | 100% | — | |
Getting around from Leitchville
0 train, 0 tram and 3 bus stop points sit inside the suburb (PTV timetable data).
- Getting around
- 0 train · 0 tram · 3 bus
- nearest train station ~22.3 km · counts are stop points, not stations (a station is often several)
- Train frequency
- every 120 min
- at the nearest station, weekday AM peak
- Tram frequency
- every 4 min
- at the nearest stop, weekday AM peak
- Schools
- 1
- primary & secondary
- Nearest Centrelink
- ~70 km
- outside the suburb
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 0 cafés
- Low café & amenity density — likely more car-dependent
- Restaurants
- 0
- places to eat nearby
- Supermarkets
- 1
- grocery stores nearby
- Pharmacies
- 0
- chemists nearby
- Parks
- 0
- green space nearby
- Childcare
- 0
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Leitchville
— 576 residents · median age 50 · 74% own their home · SEIFA 2/10
- Population
- 576
- usual residents (Census 2021)
- Owner-occupied
- 74%
- 74% own, 8% private rent, 0% social, 18% other or not stated
- Median age
- 50 yrs
- of residents
- Personal income
- $603/wk
- median, per week
- Household income
- $1,044/wk
- median, per week
- Avg household size
- 2.3 people
- people per home · 72% family households
- Monthly mortgage
- $867/mo
- median repayment
- Taxpayer income
- $40,979/yr
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 74 per 1,000 residents
- a year, across all of Gannawarra council, not just Leitchville · around the state average
In Leitchville itself: 33 recorded offences in the year to 2026 (Crime Statistics Agency, matched by suburb name and postcode — a closer figure than the council-wide band above, though still a count, not a rate per resident).
Offence category mix (Gannawarra council's mix, latest year):
- Property and deception offences35%
- Justice procedures offences31%
- Crimes against the person20%
- Public order and security offences6%
- Drug offences6%
- Other offences2%
Recorded offences by year, Leitchville (up 38% since 2019):
| Year | Offences |
|---|---|
| 2019 | 24 |
| 2020 | 11 |
| 2021 | 9 |
| 2022 | 46 |
| 2023 | 33 |
| 2024 | 37 |
| 2025 | 44 |
| 2026 | 33 |
- Median household incomeup 7%
- Median personal incomeup 16%
- Median weekly rentup 15%
- Median ageolder by 1 year
How advantaged the area is
Deciles 1–10 vs all Victorian areas — 10 = most advantaged — from the ABS SEIFA index. A demographic measure, not a house-price one. These three don’t always move together — a suburb with lots of renters or students, for example, can score high on education but lower on income and housing costs.
- Overall advantage
- 2/10
- Less advantaged than most
- Economic resources
- 3/10
- income, housing costs & wealth
- Education & occupation
- 2/10
- qualifications & skilled jobs
The homes here
Mix of dwelling types across the suburb (Census 2021)
Who owns and rents here (Census 2021)
More detail on building height and bedroom mix (Census 2021)
Bedroom mix (share of all occupied dwellings):
- Studio or 1 bedroom: 4%
- 2 bedrooms: 12%
- 3 bedrooms: 50%
- 4 or more bedrooms: 34%
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Recorded crime is a council-wide rate — every offence police logged over the latest year (theft, property damage, drug and traffic offences and the like, not only violent crime) divided by the council’s residents. A broad area signal, not a figure for this exact street.
All figures are suburb-level indicators, not property-specific — always confirm the exact address on the Section 32. Sources: ABS Census 2021, Valuer-General Victoria, DFFH Rental Report, Crime Statistics Agency Victoria, Vicmap Planning, Victorian Government UDP, Victorian Department of Education (schools & zones, via data.vic, CC BY 4.0), OpenStreetMap.
Suburbs near Leitchville
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Compare with nearby suburbs
Before you buy in Leitchville
Overlay and pipeline checks specific to Leitchville are in the Planning and risk tab. Two checks apply to every purchase.
Easements & covenants
Check Section 3 for easements (e.g. drainage/sewer along a boundary — you usually can’t build over them) and restrictive covenants (single-dwelling, materials, height) that limit your plans.
Owners corporation (if applicable)
Apartments and many townhouses in Leitchville are in an owners corporation. If so, the statement must include its certificate — review annual fees, any special levies, the maintenance fund and insurance.
Already under contract in Leitchville?
Questions about Leitchville
What is the median house price in Leitchville?
The median house price in Leitchville was $365,000 in the calendar year 2025 (Valuer-General Victoria), up 20.1% on a year earlier.
What postcode is Leitchville?
Leitchville is in postcode 3567, in the Gannawarra council area, Victoria.
What is the population of Leitchville?
Leitchville had 576 usual residents at the 2021 Census (ABS), with a median age of 50.
Is Leitchville in a flood zone?
About 52% of Leitchville's land is under a flood-related planning overlay (LSIO, SBO or floodway), and about 16% is under the Bushfire Management Overlay (Vicmap Planning). These are suburb-wide shares: whether an overlay applies to one property depends on the address, so check it on VicPlan and in the Section 32.
What should I check in a Section 32 for Leitchville?
For Leitchville, pay particular attention to any heritage overlay (none mapped at suburb level — check the specific parcel), any flood-related overlay (about 52% of the land), easements and restrictive covenants on the title, and — for apartments — the owners-corporation certificate with its fees and any special levies.
Show all 3 more questions
Does Leitchville have heritage overlays?
No heritage overlay coverage was mapped for Leitchville at the suburb level. That doesn't rule out an individually heritage-listed property or a Heritage Overlay on a specific parcel — check the planning section of the Section 32 for this address.
How is Leitchville zoned?
Most of Leitchville (83% of the land) is in the Farming (FZ), then PCRZ (16%) and TRZ2 (1%) (Vicmap Planning). The zone and its schedule set what can be built; check the exact zone for an address on VicPlan.
Which school zones cover Leitchville?
Parts of Leitchville are in the government school zones for primary: Gunbower Primary School, Leitchville Primary School, Pyramid Hill College; secondary: Cohuna Secondary College, Pyramid Hill College (Victorian Department of Education school zones). A suburb can span several zones: the exact address decides which applies, so confirm it at findmyschool.vic.gov.au.
Guides for buying in Leitchville
The heritage, flood and bushfire figures in Planning and risk are suburb-wide — they tell you how common an overlay is here, not whether it applies to one specific address. Confirm via VicPlan and an in-person inspection before you rely on them.
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