Aberfeldie vs Ormond

The median house price is $1.8M in Aberfeldie and $1.8M in Ormond, so Ormond is the cheaper entry point, with Aberfeldie houses about 1% dearer.

For units, Aberfeldie sits at a median of $685K against $720K in Ormond, which makes Aberfeldie the more affordable unit market and Ormond the pricier one.

On cash flow, Ormond leads: houses there return a gross rental yield of 2.59%, compared with 1.98% in Aberfeldie, a gap of 0.61 percentage points.

Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and -5.0% in Ormond (an estimate), so recent momentum favours Aberfeldie, while Ormond went backwards.

Rental vacancy is 1.5% in Aberfeldie and 1.9% in Ormond, so landlords in Aberfeldie face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Ormond is the bigger suburb, with a population of 8,328 against 3,925, roughly 2.1 times the size of Aberfeldie; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Ormond for rental income, Ormond for a lower purchase price, Aberfeldie for recent price momentum, Aberfeldie for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.