Aberfeldie vs Bayles
Property investment comparison - Aberfeldie, VIC 3040 vs Bayles, VIC 3981
Head-to-head across core investment metrics: Aberfeldie wins 1, Bayles 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 | Bayles |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $525K |
| Gross rental yield (houses) | 1.98% | 2.27% |
| Gross rental yield (units) | - | 3.39% |
| 1-year house growth | -0.7%estimate | +9.7% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 4.7% |
| Population | 3,925 | 445 |
Aberfeldie vs Bayles: what the numbers say
For units, Aberfeldie sits at a median of $685K against $525K in Bayles, which makes Bayles the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Bayles leads: houses there return a gross rental yield of 2.27%, compared with 1.98% in Aberfeldie, a gap of 0.29 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +9.7% in Bayles, so recent momentum favours Bayles, while Aberfeldie went backwards.
Rental vacancy is 1.5% in Aberfeldie and 4.7% in Bayles, 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 445, roughly 9 times the size of Bayles; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bayles for rental income, Bayles 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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