Aberfeldie vs Bemm River
Property investment comparison - Aberfeldie, VIC 3040 vs Bemm River, VIC 3889
Head-to-head across core investment metrics: Aberfeldie wins 0, Bemm River 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 | Bemm River |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $335K |
| Gross rental yield (houses) | 1.98% | 2.64% |
| Gross rental yield (units) | - | 5.41% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 0.9% |
| Population | 3,925 | 72 |
Aberfeldie vs Bemm River: what the numbers say
For units, Aberfeldie sits at a median of $685K against $335K in Bemm River, which makes Bemm River the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Bemm River leads: houses there return a gross rental yield of 2.64%, compared with 1.98% in Aberfeldie, a gap of 0.66 percentage points.
Rental vacancy is 0.9% in Bemm River and 1.5% in Aberfeldie, so landlords in Bemm River 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 72, roughly 55 times the size of Bemm River; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bemm River for rental income, Bemm River 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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