Amherst vs Flora Hill
Property investment comparison - Amherst, VIC 3371 vs Flora Hill, VIC 3550
Head-to-head across core investment metrics: Amherst wins 2, Flora Hill 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 | Amherst | Flora Hill |
|---|---|---|
| Median house price | $600K | $600K |
| Median unit price | $210K | $450K |
| Gross rental yield (houses) | - | 4.25% |
| Gross rental yield (units) | 7.67% | 5.04% |
| 1-year house growth | - | +10.5% |
| 3-year house growth | - | +15.4% |
| Vacancy rate | 2.8% | 1.6% |
| Population | 63 | 3,989 |
Amherst vs Flora Hill: what the numbers say
Houses cost about the same in both suburbs: the median house price is $600K in Amherst and $600K in Flora Hill.
For units, Amherst sits at a median of $210K against $450K in Flora Hill, which makes Amherst the more affordable unit market and Flora Hill the pricier one.
Rental vacancy is 1.6% in Flora Hill and 2.8% in Amherst, so landlords in Flora Hill face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Flora Hill is the bigger suburb, with a population of 3,989 against 63, roughly 63 times the size of Amherst; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Flora Hill 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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