Written by Anissa Cavallo, property expert and adviser, Eda Property.
While the media is still obsessing over city rebounds and auction clearance rates, seasoned investors are looking in a different direction. I’ve always said the headlines are usually a few steps behind the real action — and right now, that action is happening in key regional corridors that have all the right fundamentals.
I’m not talking about the usual tree-change towns or coastal retreats. I mean infrastructure-backed, income-strong, family-friendly cities where housing is tight, demand is strong, and growth has actual legs. As a single mum who built my wealth through strategic property investment, this is where my attention is right now — and why I think more women should be looking here too.
Bendigo
Bendigo is one of those places that’s crept up quietly, but anyone who’s been paying attention knows it’s no longer just a ‘regional town’. Population growth has been consistently above 2%, family incomes are rising steadily (in fact, higher than a lot of Melbourne’s outer growth suburbs), and infrastructure is rolling in — hospitals, schools, rail, you name it.
There’s a real squeeze on land in outer areas like Strathfieldsaye and Epsom. Builders are competing for blocks. And with more people commuting to Melbourne (and actually able to thanks to rail upgrades), Bendigo is starting to feel more like a satellite city than anything else.
What I love about Bendigo is how well-rounded it is now. There’s serious diversity in employment with health, defence, creative industries, plus great schools, great food, and a real sense of culture. Not to mention, there are government incentives for businesses to set up there, which just adds fuel to the fire.
Also — and this gets missed — the supply issue is worse here than in many parts of Melbourne. That’s a big deal.
Ballarat
Yes, Ballarat had its big COVID moment. Prices surged, people fled Melbourne, and a lot of investors jumped in. But it hasn’t just fizzled out. Far from it.
There’s still so much happening — the $741 million Ballarat Base Hospital redevelopment, improvements to the V/Line network, and continued growth in family income across areas like Lucas and Winter Valley. Vacancy rates are still low, and the job creation in health, education and government sectors keeps demand steady.
I know some people think they missed the boat — but I don’t see it that way. We’re just entering a new chapter. The heat has come off a little, which is good. What’s left is solid, grounded growth in places with real community and strong bones. It’s not exciting in a headline way, but that’s kind of the point.
Armstrong Creek
This corridor is honestly flying. Armstrong Creek has been one of the fastest-growing areas in the state for years, and it’s showing no signs of slowing down. Population growth is sitting above 4% annually, and there’s more than a billion dollars’ worth of infrastructure going in around it to schools, retail, healthcare, transport – all of it.
It still feels like you’re getting in relatively early here. The land is affordable (for now), the demand from renters and buyers is strong, and it’s one of the few areas that actually nails the balance — good liveability and solid numbers.
The connection to Geelong, Surf Coast, and even Melbourne makes it super appealing. People can live there, work in the region, and still head into the city when they need to. It just ticks a lot of boxes, and it’s one I don’t see falling off the radar any time soon.
These places aren’t shiny new hot spots. They’re not being shouted about in the news every day. But they’re consistent, they’ve got strong bones, and they’re backed by real demand from people looking for affordability and options.
Too often I see investors chasing whatever’s trending or buying in areas just because they’ve “heard it’s growing”.
Honestly? That’s how you lose years of compounding. These regional areas used to be a slower burn. But they burn steadily, and now they are behaving more like inner urban areas.
If you’re serious about building long-term wealth and gaining financial independence through property, these are the types of areas I’d be keeping an eye on this year. Or better yet, have a chat with someone who’s already been watching them closely — before everyone else catches on.
Anissa Cavallo is a property expert and adviser from Eda Property, empowering and educating Australians to achieve financial freedom through property.
