Aspendale Gardens vs Mount Moriac
Property investment comparison - Aspendale Gardens, VIC 3195 vs Mount Moriac, VIC 3240
Head-to-head across core investment metrics: Aspendale Gardens wins 3, Mount Moriac 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 | Aspendale Gardens | Mount Moriac |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | - | $425K |
| Gross rental yield (houses) | 3.29% | 2.83% |
| Gross rental yield (units) | 4.38% | 7.14% |
| 1-year house growth | +5.9%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.8% | 6.3% |
| Population | 6,427 | 251 |
Aspendale Gardens vs Mount Moriac: what the numbers say
The median house price is $1.3M in Aspendale Gardens and $1.3M in Mount Moriac, so Aspendale Gardens is the cheaper entry point.
On cash flow, Aspendale Gardens leads: houses there return a gross rental yield of 3.29%, compared with 2.83% in Mount Moriac, a gap of 0.46 percentage points.
Rental vacancy is 1.8% in Aspendale Gardens and 6.3% in Mount Moriac, so landlords in Aspendale Gardens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Aspendale Gardens is the bigger suburb, with a population of 6,427 against 251, roughly 26 times the size of Mount Moriac; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aspendale Gardens for rental income, Aspendale Gardens for a lower purchase price, Aspendale Gardens 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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Aspendale Gardens, VIC 3195
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