Delacombe VIC 3356 Property Report 2025

Suburb background — compact Ballarat pocket

Delacombe is a Ballarat-region suburb in Victoria with an approximate land area of 5.4 square kilometres and a distance of around 104 km from Melbourne’s GPO. The suburb includes about 11 parks, with roughly 3.6% of the area set aside as open space.

The population shifted from about 6,297 residents in 2016 to roughly 5,408 in 2021, a change of around -14.1% over five years. The dominant age group is 20–29, households are primarily childless couples, and typical mortgage repayments fall in the $1,400–$1,799 per month band. In general, residents work in professional roles across Ballarat’s wider employment base.

Average length of ownership sits around 10 years. In 2021, around 68.6% of homes were owner-occupied (down from 71.5% in 2016), which points to a suburb that still leans owner-occupier, with a meaningful rental share in the mix. For buyers, that combination often means a steady “normal family buying” market, where condition, layout and price band matter more than hype.

General information only. Property figures are approximate and accurate as of 14/12/2025; they may change as new data is released.

How Delacombe fits Ballarat — why buyers compare it

In a Ballarat buying journey, Delacombe is often assessed alongside nearby suburbs because it can offer a “liveable suburb feel” without needing a long list of compromises. The housing mix typically includes established detached homes, newer builds in pockets, and some attached options (townhouse/unit-style stock) that can suit first-home buyers and downsizers.

For borrowers, the practical question is less about the suburb label and more about the price band: the same suburb can contain “entry-level” outcomes and “upper quartile” outcomes depending on block size, presentation, number of bedrooms and micro-location. That’s why this report uses both medians and quartiles (the real spread), plus recent listing/sale examples for context.

When comparing Delacombe with Alfredton and Wendouree, the most useful approach is to: (1) compare quartile bands (not only medians), (2) check what’s actually on the market this month, and (3) run the same deposit through the calculator so LVR and cash requirements can be compared apples-to-apples.

Location & travel — everyday connections

Delacombe sits within Ballarat’s urban area, so day-to-day travel typically revolves around local shopping, schools, work and Ballarat’s major services. Driving times vary by street and time of day, but most errands are generally handled “within Ballarat” rather than as a long-commute suburb.

For Melbourne commuters, the distance marker in the suburb snapshot is around 104 km from Melbourne’s GPO. In practice, travel time will depend on route choice, traffic and whether rail is part of the routine. Buyers planning regular city commuting should test their preferred travel plan in real conditions before committing to a contract.

Tip: If a commute is critical, test it at peak time and again in winter conditions. It is one of the easiest “hidden deal-breakers” to underestimate.

Schools, colleges and zoning

Delacombe households typically consider government and non-government schools across Delacombe and nearby Ballarat suburbs. Because catchments and enrolment rules can change, school decisions should be verified using the latest Victorian Department of Education zone information and direct confirmation with the school.

Buyers who are specifically targeting a school often shortlist properties first, then confirm the “zoned address” status before signing. That reduces the risk of buying the right home in the wrong catchment.

Lifestyle, landmarks and everyday amenity

On the ground, Delacombe reads as a suburban Ballarat pocket with access to parks (the suburb snapshot lists 11 parks) and a mix of housing styles. Streets vary: some pockets feel newer and more open, while others have an established “lived-in” feel.

Lifestyle fit usually comes down to micro-location and priorities: proximity to shopping and services, how quiet the street feels in the evening, and whether the home layout suits the household (bedrooms, working-from-home space, and storage are common pressure points).

As always, it is worth inspecting at different times of day and on different days of the week, because traffic flow and neighbourhood noise can change significantly between weekday mornings, school pick-up windows and weekends.

Market and housing in 2025

Across the last 12 months, Delacombe’s house market has been trading at a Ballarat-region price point that many borrowers would consider “mid-market” for regional Victoria. The 12-month median house sale price sits at about $520,000, with the lower quartile around $465,000 and the upper quartile near $617,000. That range spans older, entry-level houses through to larger or better-presented homes that push into the upper quartile.

On the unit/townhouse side, the 12-month median unit sale price is roughly $370,000, with a lower quartile around $351,500 and an upper quartile near $398,000. For some buyers, that attached option can reduce the deposit target and keep repayments more comfortable, especially if the priority is location rather than a large block.

Core stock and listing stats for Delacombe show around 1,842 total dwellings, roughly 81 unique properties listed over the past 12 months, and about 20 currently listed at the time of the snapshot. Attached dwellings show around 139 in stock, about 6 new listings over the past 12 months and 0 currently listed at the snapshot date (a reminder that attached supply can be thin at times).

Recent listing & sale examples (for context)

Recent examples help show the spread between lower-quartile outcomes and upper-quartile outcomes. These are sample entries from the suburb snapshot (agent-advised results are marked). Always verify via contracts, comparable sold results and current listing portals.

Rental snapshot (late 2025)

Recent advertised rents in Delacombe include 3-bedroom examples around $380–$430 per week and 4-bedroom examples around $470–$480 per week. Unit rental listings were not observed in the suburb snapshot at the time of reporting, which can happen in smaller markets.

General information only – not personal advice. Where a “median value” is shown, it is a broad suburb-level estimate and should not be used as a substitute for a property-specific appraisal or bank valuation.

Finance, deposits and lender appetite

At a $520,000 purchase price (around the current median house sale price), a 20% deposit is $104,000 before costs. Once Victorian transfer duty, conveyancing, inspections and a sensible buffer are added, many buyers aiming for an 80% LVR structure will work with a total savings/equity position that is higher than the deposit alone.

Owner-occupiers often compare a clean 80% LVR principal-and-interest loan with higher-LVR options that use lender’s mortgage insurance (LMI) or a guarantor to keep more cash accessible. For first-home buyers, Victorian duty concessions and exemptions can materially change total cash required if the purchase price sits within the relevant thresholds.

Investors tend to focus on rent, vacancy risk and long-term borrowing capacity. Delacombe is not typically a “pure yield” suburb, so the quality of the purchase price and the structure of the loan matter. A conservative approach often includes a rate buffer and allowances for maintenance, insurance and periods of vacancy.

Borrower-friendly checklist before making an offer

• Stress test repayments: model repayments at +2% above the expected rate.
• Confirm total costs: duty, conveyancing, inspections, lender fees, moving costs, and an “after settlement” buffer.
• Valuation risk: higher-LVR loans can be more sensitive to valuation shortfalls.
• Set a walk-away price: avoid bidding past the number the household can comfortably service.
• Check current lender competitiveness: use the Rate Review Calculator.
• Process: the Home Loan Guide outlines the end-to-end steps.

General information only. Loan approval depends on income, debts, documents, credit history, the specific property, lender policy and bank valuation.

Nearby Ballarat suburbs to compare

Most Delacombe buyers compare at least one other Ballarat-area suburb before committing. A simple strategy is to compare price quartiles, listing volume and recent sales across two to three suburbs, then run the same deposit assumptions through the calculator above.

• Alfredton Ballarat Property Report 2025
• Wendouree Property Report (Aug 2025)

Keeping those comparisons inside one site helps maintain consistent assumptions and reduces the “different data source” confusion that can happen when buyers bounce between tools and portals.