Aberfeldie vs Caulfield North
Property investment comparison - Aberfeldie, VIC 3040 vs Caulfield North, VIC 3161
Head-to-head across core investment metrics: Aberfeldie wins 2, Caulfield North wins 2. 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 | Caulfield North |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $640K |
| Gross rental yield (houses) | 1.98% | 2.00% |
| Gross rental yield (units) | - | 5.39% |
| 1-year house growth | -0.7%estimate | -10.6% |
| 3-year house growth | - | -5.3% |
| Vacancy rate | 1.5% | 2.4% |
| Population | 3,925 | 16,903 |
Aberfeldie vs Caulfield North: what the numbers say
For units, Aberfeldie sits at a median of $685K against $640K in Caulfield North, which makes Caulfield North the more affordable unit market and Aberfeldie the pricier one.
Gross rental yield on houses is effectively level, at 1.98% in Aberfeldie and 2.00% in Caulfield North, so neither suburb has a cash flow edge on houses.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and -10.6% in Caulfield North, so recent momentum favours Aberfeldie, while Caulfield North went backwards.
Rental vacancy is 1.5% in Aberfeldie and 2.4% in Caulfield North, so landlords in Aberfeldie face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Caulfield North is the bigger suburb, with a population of 16,903 against 3,925, roughly 4.3 times the size of Aberfeldie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aberfeldie 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.
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Caulfield North, VIC 3161
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