Beaufort vs Heyfield
Property investment comparison - Beaufort, VIC 3373 vs Heyfield, VIC 3858
Head-to-head across core investment metrics: Beaufort wins 2, Heyfield 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 | Beaufort | Heyfield |
|---|---|---|
| Median house price | $455K | $450K |
| Median unit price | $425K | - |
| Gross rental yield (houses) | 4.78% | - |
| Gross rental yield (units) | - | 3.93% |
| 1-year house growth | +13.5% | +7.8% |
| 3-year house growth | +7.4% | +2.1% |
| Vacancy rate | 0.5% | 0.5% |
| Population | 1,712 | 2,050 |
Beaufort vs Heyfield: what the numbers say
The median house price is $455K in Beaufort and $450K in Heyfield, so Heyfield is the cheaper entry point, with Beaufort houses about 1% dearer.
Over the past year house prices moved +13.5% in Beaufort and +7.8% in Heyfield, so recent momentum favours Beaufort, although both suburbs recorded growth.
Looking back three years, Beaufort houses are +7.4% and Heyfield houses +2.1%, so Beaufort has compounded faster than Heyfield over the longer window.
Rental vacancy is 0.5% in Heyfield and 0.5% in Beaufort, so landlords in Heyfield face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Heyfield is the bigger suburb, with a population of 2,050 against 1,712, larger than Beaufort; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Heyfield for a lower purchase price, Beaufort for recent price momentum, Heyfield 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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