Aberfeldie vs Mountain Bay
Property investment comparison - Aberfeldie, VIC 3040 vs Mountain Bay, VIC 3723
Head-to-head across core investment metrics: Aberfeldie wins 1, Mountain Bay 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 | Mountain Bay |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $675K |
| Gross rental yield (houses) | 1.98% | 3.74% |
| Gross rental yield (units) | - | 6.34% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 13.5% |
| Population | 3,925 | 54 |
Aberfeldie vs Mountain Bay: what the numbers say
For units, Aberfeldie sits at a median of $685K against $675K in Mountain Bay, which makes Mountain Bay the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Mountain Bay leads: houses there return a gross rental yield of 3.74%, compared with 1.98% in Aberfeldie, a gap of 1.76 percentage points.
Rental vacancy is 1.5% in Aberfeldie and 13.5% in Mountain Bay, 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 54, roughly 73 times the size of Mountain Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mountain Bay 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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