Albanvale vs Black Range
Property investment comparison - Albanvale, VIC 3021 vs Black Range, VIC 3381
Head-to-head across core investment metrics: Albanvale wins 3, Black Range 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 | Albanvale | Black Range |
|---|---|---|
| Median house price | $690K | - |
| Median unit price | - | $365K |
| Gross rental yield (houses) | 3.74% | 2.70% |
| Gross rental yield (units) | 5.00% | 4.75% |
| 1-year house growth | +10.4% | +11.3% |
| 3-year house growth | +13.4% | +51.8% |
| Vacancy rate | 0.6% | 6.2% |
| Population | 5,641 | 274 |
Albanvale vs Black Range: what the numbers say
On cash flow, Albanvale leads: houses there return a gross rental yield of 3.74%, compared with 2.70% in Black Range, a gap of 1.04 percentage points.
Over the past year house prices moved +10.4% in Albanvale and +11.3% in Black Range, so recent momentum favours Black Range, although both suburbs recorded growth.
Looking back three years, Albanvale houses are +13.4% and Black Range houses +51.8%, so Black Range has compounded faster than Albanvale over the longer window.
Rental vacancy is 0.6% in Albanvale and 6.2% in Black Range, so landlords in Albanvale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Albanvale is the bigger suburb, with a population of 5,641 against 274, roughly 21 times the size of Black Range; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Albanvale for rental income, Black Range for recent price momentum, Albanvale 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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