Aintree vs Nilma
Property investment comparison - Aintree, VIC 3336 vs Nilma, VIC 3821
Head-to-head across core investment metrics: Aintree wins 2, Nilma 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 | Aintree | Nilma |
|---|---|---|
| Median house price | $705K | - |
| Median unit price | $575K | $590K |
| Gross rental yield (houses) | 3.98% | 1.74% |
| Gross rental yield (units) | 2.49% | 2.58% |
| 1-year house growth | +1.1% | - |
| 3-year house growth | -3.9% | - |
| Vacancy rate | 14.5% | 12.7% |
| Population | 7,982 | 410 |
Aintree vs Nilma: what the numbers say
For units, Aintree sits at a median of $575K against $590K in Nilma, which makes Aintree the more affordable unit market and Nilma the pricier one.
On cash flow, Aintree leads: houses there return a gross rental yield of 3.98%, compared with 1.74% in Nilma, a gap of 2.24 percentage points.
Rental vacancy is 12.7% in Nilma and 14.5% in Aintree, so landlords in Nilma face less competition for tenants.
Aintree is the bigger suburb, with a population of 7,982 against 410, roughly 19 times the size of Nilma; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aintree for rental income, Nilma 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