Aberfeldie vs Gorae
Property investment comparison - Aberfeldie, VIC 3040 vs Gorae, VIC 3305
Head-to-head across core investment metrics: Aberfeldie wins 0, Gorae 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 | Gorae |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $325K |
| Gross rental yield (houses) | 1.98% | 4.05% |
| Gross rental yield (units) | - | 9.04% |
| 1-year house growth | -0.7%estimate | +5.5% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 0.8% |
| Population | 3,925 | 236 |
Aberfeldie vs Gorae: what the numbers say
For units, Aberfeldie sits at a median of $685K against $325K in Gorae, which makes Gorae the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Gorae leads: houses there return a gross rental yield of 4.05%, compared with 1.98% in Aberfeldie, a gap of 2.07 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +5.5% in Gorae, so recent momentum favours Gorae, while Aberfeldie went backwards.
Rental vacancy is 0.8% in Gorae and 1.5% in Aberfeldie, so landlords in Gorae 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 236, roughly 17 times the size of Gorae; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Gorae for rental income, Gorae for recent price momentum, Gorae 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