Barramunga vs Yarraville
Property investment comparison - Barramunga, VIC 3249 vs Yarraville, VIC 3013
Head-to-head across core investment metrics: Barramunga wins 1, Yarraville wins 2. 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 | Yarraville |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $620K |
| Gross rental yield (houses) | 2.03% | 3.10% |
| Gross rental yield (units) | - | 5.12% |
| 1-year house growth | - | +0.8% |
| 3-year house growth | - | +9.1% |
| Vacancy rate | 1.1% | 0.7% |
| Population | 11 | 15,636 |
Barramunga vs Yarraville: what the numbers say
The median house price is $1.2M in Barramunga and $1.2M in Yarraville, so Barramunga is the cheaper entry point.
On cash flow, Yarraville leads: houses there return a gross rental yield of 3.10%, compared with 2.03% in Barramunga, a gap of 1.07 percentage points.
Rental vacancy is 0.7% in Yarraville and 1.1% in Barramunga, so landlords in Yarraville face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Yarraville is the bigger suburb, with a population of 15,636 against 11, roughly 1421 times the size of Barramunga; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Yarraville for rental income, Barramunga for a lower purchase price, Yarraville 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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