Aberfeldie vs Beech Forest
Property investment comparison - Aberfeldie, VIC 3040 vs Beech Forest, VIC 3237
Head-to-head across core investment metrics: Aberfeldie wins 1, Beech Forest wins 1. 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 | Beech Forest |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $675K |
| Gross rental yield (houses) | 1.98% | - |
| Gross rental yield (units) | - | 4.54% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 3.3% |
| Population | 3,925 | 125 |
Aberfeldie vs Beech Forest: what the numbers say
For units, Aberfeldie sits at a median of $685K against $675K in Beech Forest, which makes Beech Forest the more affordable unit market and Aberfeldie the pricier one.
Rental vacancy is 1.5% in Aberfeldie and 3.3% in Beech Forest, 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 125, roughly 31 times the size of Beech Forest; a larger suburb usually means a deeper pool of buyers and tenants.
In short: 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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