Agnes vs Lake Boga
Property investment comparison - Agnes, VIC 3962 vs Lake Boga, VIC 3584
Head-to-head across core investment metrics: Agnes wins 0, Lake Boga 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 | Agnes | Lake Boga |
|---|---|---|
| Median house price | $390K | $370K |
| Median unit price | - | $415K |
| Gross rental yield (houses) | - | 5.83% |
| Gross rental yield (units) | - | 5.87% |
| 1-year house growth | - | +7.9%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 1.1% |
| Population | 61 | 982 |
Agnes vs Lake Boga: what the numbers say
The median house price is $390K in Agnes and $370K in Lake Boga, so Lake Boga is the cheaper entry point, with Agnes houses about 5% dearer.
Rental vacancy is 1.1% in Lake Boga and 1.1% in Agnes, so landlords in Lake Boga face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Lake Boga is the bigger suburb, with a population of 982 against 61, roughly 16 times the size of Agnes; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lake Boga for a lower purchase price, Lake Boga 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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