Barramunga vs Keilor
Property investment comparison - Barramunga, VIC 3249 vs Keilor, VIC 3036
Head-to-head across core investment metrics: Barramunga wins 2, Keilor 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 | Barramunga | Keilor |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $670K |
| Gross rental yield (houses) | 2.03% | 2.91% |
| Gross rental yield (units) | - | 4.02% |
| 1-year house growth | - | +4.7%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 1.5% |
| Population | 11 | 5,906 |
Barramunga vs Keilor: what the numbers say
The median house price is $1.2M in Barramunga and $1.2M in Keilor, so Barramunga is the cheaper entry point.
On cash flow, Keilor leads: houses there return a gross rental yield of 2.91%, compared with 2.03% in Barramunga, a gap of 0.88 percentage points.
Rental vacancy is 1.1% in Barramunga and 1.5% in Keilor, so landlords in Barramunga face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Keilor is the bigger suburb, with a population of 5,906 against 11, roughly 537 times the size of Barramunga; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Keilor for rental income, Barramunga for a lower purchase price, Barramunga 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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