Albanvale vs Caulfield North
Property investment comparison - Albanvale, VIC 3021 vs Caulfield North, VIC 3161
Head-to-head across core investment metrics: Albanvale wins 4, Caulfield North wins 1. 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 | Caulfield North |
|---|---|---|
| Median house price | $690K | - |
| Median unit price | - | $640K |
| Gross rental yield (houses) | 3.74% | 2.00% |
| Gross rental yield (units) | 5.00% | 5.39% |
| 1-year house growth | +10.4% | -10.6% |
| 3-year house growth | +13.4% | -5.3% |
| Vacancy rate | 0.6% | 2.4% |
| Population | 5,641 | 16,903 |
Albanvale vs Caulfield North: what the numbers say
On cash flow, Albanvale leads: houses there return a gross rental yield of 3.74%, compared with 2.00% in Caulfield North, a gap of 1.74 percentage points.
Over the past year house prices moved +10.4% in Albanvale and -10.6% in Caulfield North, so recent momentum favours Albanvale, while Caulfield North went backwards.
Looking back three years, Albanvale houses are +13.4% and Caulfield North houses -5.3%, so Albanvale has compounded faster than Caulfield North over the longer window.
Rental vacancy is 0.6% in Albanvale and 2.4% in Caulfield North, so landlords in Albanvale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Caulfield North is the bigger suburb, with a population of 16,903 against 5,641, roughly 3.0 times the size of 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.
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Caulfield North, VIC 3161
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