Aberfeldie vs Nerrena
Property investment comparison - Aberfeldie, VIC 3040 vs Nerrena, VIC 3953
Head-to-head across core investment metrics: Aberfeldie wins 0, Nerrena 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 | Nerrena |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $470K |
| Gross rental yield (houses) | 1.98% | 2.64% |
| Gross rental yield (units) | - | 5.09% |
| 1-year house growth | -0.7%estimate | +9.4% |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 0.7% |
| Population | 3,925 | 238 |
Aberfeldie vs Nerrena: what the numbers say
For units, Aberfeldie sits at a median of $685K against $470K in Nerrena, which makes Nerrena the more affordable unit market and Aberfeldie the pricier one.
On cash flow, Nerrena leads: houses there return a gross rental yield of 2.64%, compared with 1.98% in Aberfeldie, a gap of 0.66 percentage points.
Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +9.4% in Nerrena, so recent momentum favours Nerrena, while Aberfeldie went backwards.
Rental vacancy is 0.7% in Nerrena and 1.5% in Aberfeldie, so landlords in Nerrena 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 238, roughly 16 times the size of Nerrena; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Nerrena for rental income, Nerrena for recent price momentum, Nerrena 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