Aberfeldie vs Essendon
Property investment comparison - Aberfeldie, VIC 3040 vs Essendon, VIC 3040
Head-to-head across core investment metrics: Aberfeldie wins 1, Essendon wins 4. 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 | Essendon |
|---|---|---|
| Median house price | $1.8M | $1.8M |
| Median unit price | $685K | $600K |
| Gross rental yield (houses) | 1.98% | 2.28% |
| Gross rental yield (units) | - | 4.59% |
| 1-year house growth | -0.7%estimate | +6.8% |
| 3-year house growth | - | +1.4% |
| Vacancy rate | 1.5% | 1.5% |
| Population | 3,925 | 21,240 |
Aberfeldie vs Essendon: what the numbers say
The median house price is $1.8M in Aberfeldie and $1.8M in Essendon, so Essendon is the cheaper entry point, with Aberfeldie houses about 1% dearer.
For units, Aberfeldie sits at a median of $685K against $600K in Essendon, which makes Essendon the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Essendon leads: houses there return a gross rental yield of 2.28%, compared with 1.98% in Aberfeldie, a gap of 0.30 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +6.8% in Essendon, so recent momentum favours Essendon, while Aberfeldie went backwards.
Rental vacancy is the same in both, at 1.5%.
Essendon is the bigger suburb, with a population of 21,240 against 3,925, roughly 5 times the size of Aberfeldie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Essendon for rental income, Essendon for a lower purchase price, Essendon for recent price momentum. 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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