Avoca vs Ellerslie
Property investment comparison - Avoca, VIC 3467 vs Ellerslie, VIC 3265
Head-to-head across core investment metrics: Avoca wins 2, Ellerslie 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 | Avoca | Ellerslie |
|---|---|---|
| Median house price | $400K | $405K |
| Median unit price | $320K | - |
| Gross rental yield (houses) | 5.06% | 5.40% |
| Gross rental yield (units) | 2.61% | - |
| 1-year house growth | +6.0%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 0.9% | 3.9% |
| Population | 1,356 | 157 |
Avoca vs Ellerslie: what the numbers say
The median house price is $400K in Avoca and $405K in Ellerslie, so Avoca is the cheaper entry point, with Ellerslie houses about 1% dearer.
On cash flow, Ellerslie leads: houses there return a gross rental yield of 5.40%, compared with 5.06% in Avoca, a gap of 0.34 percentage points.
Rental vacancy is 0.9% in Avoca and 3.9% in Ellerslie, so landlords in Avoca face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Avoca is the bigger suburb, with a population of 1,356 against 157, roughly 9 times the size of Ellerslie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Ellerslie for rental income, Avoca for a lower purchase price, Avoca 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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