Bentleigh vs Carnegie
Property investment comparison - Bentleigh, VIC 3204 vs Carnegie, VIC 3163
Head-to-head across core investment metrics: Bentleigh wins 3, Carnegie 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 | Bentleigh | Carnegie |
|---|---|---|
| Median house price | $1.7M | $1.7M |
| Median unit price | - | $640K |
| Gross rental yield (houses) | - | 2.86% |
| Gross rental yield (units) | 3.85% | 4.89% |
| 1-year house growth | +2.5% | +1.0% |
| 3-year house growth | +3.5% | +0.1% |
| Vacancy rate | 1.4% | 2.0% |
| Population | 17,921 | 17,909 |
Bentleigh vs Carnegie: what the numbers say
The median house price is $1.7M in Bentleigh and $1.7M in Carnegie, so Carnegie is the cheaper entry point, with Bentleigh houses about 3% dearer.
Over the past year house prices moved +2.5% in Bentleigh and +1.0% in Carnegie, so recent momentum favours Bentleigh, although both suburbs recorded growth.
Looking back three years, Bentleigh houses are +3.5% and Carnegie houses +0.1%, so Bentleigh has compounded faster than Carnegie over the longer window.
Rental vacancy is 1.4% in Bentleigh and 2.0% in Carnegie, so landlords in Bentleigh face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bentleigh is the bigger suburb, with a population of 17,921 against 17,909, larger than Carnegie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Carnegie for a lower purchase price, Bentleigh for recent price momentum, Bentleigh 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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