Bessiebelle vs Melton
Property investment comparison - Bessiebelle, VIC 3304 vs Melton, VIC 3337
Head-to-head across core investment metrics: Bessiebelle wins 2, Melton wins 0. 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 | Bessiebelle | Melton |
|---|---|---|
| Median house price | $565K | $565K |
| Median unit price | - | $425K |
| Gross rental yield (houses) | 4.98% | 3.84% |
| Gross rental yield (units) | - | 4.89% |
| 1-year house growth | - | +10.2%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.8% | 2.1% |
| Population | 113 | 7,953 |
Bessiebelle vs Melton: what the numbers say
Houses cost about the same in both suburbs: the median house price is $565K in Bessiebelle and $565K in Melton.
On cash flow, Bessiebelle leads: houses there return a gross rental yield of 4.98%, compared with 3.84% in Melton, a gap of 1.14 percentage points.
Rental vacancy is 0.8% in Bessiebelle and 2.1% in Melton, so landlords in Bessiebelle face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Melton is the bigger suburb, with a population of 7,953 against 113, roughly 70 times the size of Bessiebelle; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bessiebelle for rental income, Bessiebelle 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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