Aberfeldie vs Heathcote South
Property investment comparison - Aberfeldie, VIC 3040 vs Heathcote South, VIC 3523
Head-to-head across core investment metrics: Aberfeldie wins 1, Heathcote South 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 | Heathcote South |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $430K |
| Gross rental yield (houses) | 1.98% | 2.93% |
| Gross rental yield (units) | - | 4.84% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 2.1% |
| Population | 3,925 | 22 |
Aberfeldie vs Heathcote South: what the numbers say
For units, Aberfeldie sits at a median of $685K against $430K in Heathcote South, which makes Heathcote South the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Heathcote South leads: houses there return a gross rental yield of 2.93%, compared with 1.98% in Aberfeldie, a gap of 0.95 percentage points.
Rental vacancy is 1.5% in Aberfeldie and 2.1% in Heathcote South, so landlords in Aberfeldie 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 22, roughly 178 times the size of Heathcote South; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Heathcote South for rental income, 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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Heathcote South, VIC 3523
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