Aberfeldie vs Lima East
Property investment comparison - Aberfeldie, VIC 3040 vs Lima East, VIC 3673
Head-to-head across core investment metrics: Aberfeldie wins 1, Lima East 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 | Lima East |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $425K |
| Gross rental yield (houses) | 1.98% | 4.00% |
| Gross rental yield (units) | - | 2.06% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 2.9% |
| Population | 3,925 | 165 |
Aberfeldie vs Lima East: what the numbers say
For units, Aberfeldie sits at a median of $685K against $425K in Lima East, which makes Lima East the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Lima East leads: houses there return a gross rental yield of 4.00%, compared with 1.98% in Aberfeldie, a gap of 2.02 percentage points.
Rental vacancy is 1.5% in Aberfeldie and 2.9% in Lima East, 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 165, roughly 24 times the size of Lima East; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lima East 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.
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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