Aberfeldie vs Balmoral
Property investment comparison - Aberfeldie, VIC 3040 vs Balmoral, VIC 3407
Head-to-head across core investment metrics: Aberfeldie wins 1, Balmoral wins 2. 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 | Balmoral |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $280K |
| Gross rental yield (houses) | 1.98% | 5.55% |
| Gross rental yield (units) | - | 7.13% |
| 1-year house growth | -0.7%estimate | -3.2% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | - |
| Population | 3,925 | 281 |
Aberfeldie vs Balmoral: what the numbers say
For units, Aberfeldie sits at a median of $685K against $280K in Balmoral, which makes Balmoral the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Balmoral leads: houses there return a gross rental yield of 5.55%, compared with 1.98% in Aberfeldie, a gap of 3.57 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and -3.2% in Balmoral, so recent momentum favours Aberfeldie, while Balmoral went backwards.
Aberfeldie is the bigger suburb, with a population of 3,925 against 281, roughly 14 times the size of Balmoral; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Balmoral for rental income, Aberfeldie for recent price momentum. 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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