Aberfeldie vs Bonbeach
Property investment comparison - Aberfeldie, VIC 3040 vs Bonbeach, VIC 3196
Head-to-head across core investment metrics: Aberfeldie wins 1, Bonbeach 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 | Bonbeach |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $755K |
| Gross rental yield (houses) | 1.98% | 3.20% |
| Gross rental yield (units) | - | 4.15% |
| 1-year house growth | -0.7%estimate | +7.5%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 1.4% |
| Population | 3,925 | 6,855 |
Aberfeldie vs Bonbeach: what the numbers say
For units, Aberfeldie sits at a median of $685K against $755K in Bonbeach, which makes Aberfeldie the more affordable unit market and Bonbeach the pricier one.
On cash flow, Bonbeach leads: houses there return a gross rental yield of 3.20%, compared with 1.98% in Aberfeldie, a gap of 1.22 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +7.5% in Bonbeach (an estimate), so recent momentum favours Bonbeach, while Aberfeldie went backwards.
Rental vacancy is 1.4% in Bonbeach and 1.5% in Aberfeldie, so landlords in Bonbeach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bonbeach is the bigger suburb, with a population of 6,855 against 3,925, larger than Aberfeldie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bonbeach for rental income, Bonbeach for recent price momentum, Bonbeach 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison