Aberfeldie vs Barnawartha
Property investment comparison - Aberfeldie, VIC 3040 vs Barnawartha, VIC 3688
Head-to-head across core investment metrics: Aberfeldie wins 1, Barnawartha wins 3. 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 | Barnawartha |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $365K |
| Gross rental yield (houses) | 1.98% | 3.75% |
| Gross rental yield (units) | - | 4.62% |
| 1-year house growth | -0.7%estimate | +6.7% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 2.5% |
| Population | 3,925 | 987 |
Aberfeldie vs Barnawartha: what the numbers say
For units, Aberfeldie sits at a median of $685K against $365K in Barnawartha, which makes Barnawartha the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Barnawartha leads: houses there return a gross rental yield of 3.75%, compared with 1.98% in Aberfeldie, a gap of 1.77 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +6.7% in Barnawartha, so recent momentum favours Barnawartha, while Aberfeldie went backwards.
Rental vacancy is 1.5% in Aberfeldie and 2.5% in Barnawartha, so landlords in Aberfeldie 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 987, roughly 4.0 times the size of Barnawartha; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Barnawartha for rental income, Barnawartha for recent price momentum, Aberfeldie 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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