Belgrave vs Exford
Property investment comparison - Belgrave, VIC 3160 vs Exford, VIC 3338
Head-to-head across core investment metrics: Belgrave wins 2, Exford 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 | Belgrave | Exford |
|---|---|---|
| Median house price | $855K | $850K |
| Median unit price | - | - |
| Gross rental yield (houses) | 4.01% | 2.80% |
| Gross rental yield (units) | 1.83% | - |
| 1-year house growth | +4.8% | - |
| 3-year house growth | +3.3% | - |
| Vacancy rate | 1.6% | 5.0% |
| Population | 3,894 | 133 |
Belgrave vs Exford: what the numbers say
The median house price is $855K in Belgrave and $850K in Exford, so Exford is the cheaper entry point, with Belgrave houses about 1% dearer.
On cash flow, Belgrave leads: houses there return a gross rental yield of 4.01%, compared with 2.80% in Exford, a gap of 1.21 percentage points.
Rental vacancy is 1.6% in Belgrave and 5.0% in Exford, so landlords in Belgrave face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Belgrave is the bigger suburb, with a population of 3,894 against 133, roughly 29 times the size of Exford; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Belgrave for rental income, Exford for a lower purchase price, Belgrave 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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