Bentleigh vs Northcote
Property investment comparison - Bentleigh, VIC 3204 vs Northcote, VIC 3070
Head-to-head across core investment metrics: Bentleigh wins 0, Northcote wins 4. 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 | Northcote |
|---|---|---|
| Median house price | $1.7M | $1.7M |
| Median unit price | - | $680K |
| Gross rental yield (houses) | - | 2.71% |
| Gross rental yield (units) | 3.85% | 4.58% |
| 1-year house growth | +2.5% | +3.1%estimate |
| 3-year house growth | +3.5% | - |
| Vacancy rate | 1.4% | 1.3% |
| Population | 17,921 | 25,276 |
Bentleigh vs Northcote: what the numbers say
The median house price is $1.7M in Bentleigh and $1.7M in Northcote, so Northcote is the cheaper entry point.
Over the past year house prices moved +2.5% in Bentleigh and +3.1% in Northcote (an estimate), so recent momentum favours Northcote, although both suburbs recorded growth.
Rental vacancy is 1.3% in Northcote and 1.4% in Bentleigh, so landlords in Northcote face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Northcote is the bigger suburb, with a population of 25,276 against 17,921, larger than Bentleigh; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Northcote for a lower purchase price, Northcote for recent price momentum, Northcote 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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