Albanvale vs Bonbeach
Property investment comparison - Albanvale, VIC 3021 vs Bonbeach, VIC 3196
Head-to-head across core investment metrics: Albanvale wins 4, Bonbeach wins 0. 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 | Bonbeach |
|---|---|---|
| Median house price | $690K | - |
| Median unit price | - | $755K |
| Gross rental yield (houses) | 3.74% | 3.20% |
| Gross rental yield (units) | 5.00% | 4.15% |
| 1-year house growth | +10.4% | +7.5%estimate |
| 3-year house growth | +13.4% | - |
| Vacancy rate | 0.6% | 1.4% |
| Population | 5,641 | 6,855 |
Albanvale vs Bonbeach: what the numbers say
On cash flow, Albanvale leads: houses there return a gross rental yield of 3.74%, compared with 3.20% in Bonbeach, a gap of 0.54 percentage points.
Over the past year house prices moved +10.4% in Albanvale and +7.5% in Bonbeach (an estimate), so recent momentum favours Albanvale, although both suburbs recorded growth.
Rental vacancy is 0.6% in Albanvale and 1.4% in Bonbeach, so landlords in Albanvale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bonbeach is the bigger suburb, with a population of 6,855 against 5,641, larger than Albanvale; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Albanvale for rental income, Albanvale 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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