Aberfeldie vs Bakery Hill
Property investment comparison - Aberfeldie, VIC 3040 vs Bakery Hill, VIC 3350
Head-to-head across core investment metrics: Aberfeldie wins 0, Bakery Hill wins 4. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Aberfeldie | Bakery Hill |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $335K |
| Gross rental yield (houses) | 1.98% | 3.99% |
| Gross rental yield (units) | - | 6.36% |
| 1-year house growth | -0.7%estimate | +7.0% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 0.8% |
| Population | 3,925 | 180 |
Aberfeldie vs Bakery Hill: what the numbers say
For units, Aberfeldie sits at a median of $685K against $335K in Bakery Hill, which makes Bakery Hill the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Bakery Hill leads: houses there return a gross rental yield of 3.99%, compared with 1.98% in Aberfeldie, a gap of 2.01 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +7.0% in Bakery Hill, so recent momentum favours Bakery Hill, while Aberfeldie went backwards.
Rental vacancy is 0.8% in Bakery Hill and 1.5% in Aberfeldie, so landlords in Bakery Hill face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Aberfeldie is the bigger suburb, with a population of 3,925 against 180, roughly 22 times the size of Bakery Hill; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bakery Hill for rental income, Bakery Hill for recent price momentum, Bakery Hill for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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