Aberfeldie vs St James
Property investment comparison - Aberfeldie, VIC 3040 vs St James, VIC 3727
Head-to-head across core investment metrics: Aberfeldie wins 1, St James 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 | St James |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $685K | $330K |
| Gross rental yield (houses) | 1.98% | 2.98% |
| Gross rental yield (units) | - | 5.30% |
| 1-year house growth | -0.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.5% | 16.8% |
| Population | 3,925 | 123 |
Aberfeldie vs St James: what the numbers say
For units, Aberfeldie sits at a median of $685K against $330K in St James, which makes St James the more affordable unit market and Aberfeldie the pricier one.
On cash flow, St James leads: houses there return a gross rental yield of 2.98%, compared with 1.98% in Aberfeldie, a gap of 1.00 percentage points.
Rental vacancy is 1.5% in Aberfeldie and 16.8% in St James, 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 123, roughly 32 times the size of St James; a larger suburb usually means a deeper pool of buyers and tenants.
In short: St James 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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