Armstrong vs Derrimut
Property investment comparison - Armstrong, VIC 3377 vs Derrimut, VIC 3026
Head-to-head across core investment metrics: Armstrong wins 2, Derrimut wins 3. 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 | Armstrong | Derrimut |
|---|---|---|
| Median house price | $845K | $840K |
| Median unit price | $325K | $830K |
| Gross rental yield (houses) | 2.92% | 3.73% |
| Gross rental yield (units) | 6.72% | 2.42% |
| 1-year house growth | - | +10.2% |
| 3-year house growth | - | +13.2% |
| Vacancy rate | 1.8% | 0.8% |
| Population | 90 | 8,651 |
Armstrong vs Derrimut: what the numbers say
The median house price is $845K in Armstrong and $840K in Derrimut, so Derrimut is the cheaper entry point, with Armstrong houses about 1% dearer.
For units, Armstrong sits at a median of $325K against $830K in Derrimut, which makes Armstrong the more affordable unit market and Derrimut the pricier one.
On cash flow, Derrimut leads: houses there return a gross rental yield of 3.73%, compared with 2.92% in Armstrong, a gap of 0.81 percentage points.
Rental vacancy is 0.8% in Derrimut and 1.8% in Armstrong, so landlords in Derrimut face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Derrimut is the bigger suburb, with a population of 8,651 against 90, roughly 96 times the size of Armstrong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Derrimut for rental income, Derrimut for a lower purchase price, Derrimut 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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