Black Hill vs Broadford
Property investment comparison - Black Hill, VIC 3350 vs Broadford, VIC 3658
Head-to-head across core investment metrics: Black Hill wins 2, Broadford wins 3. 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 | Black Hill | Broadford |
|---|---|---|
| Median house price | $610K | $610K |
| Median unit price | $455K | - |
| Gross rental yield (houses) | 3.83% | 4.34% |
| Gross rental yield (units) | 3.89% | 4.54% |
| 1-year house growth | +10.6% | +5.0% |
| 3-year house growth | -5.8% | +7.1% |
| Vacancy rate | 1.2% | 1.2% |
| Population | 2,124 | 4,592 |
Black Hill vs Broadford: what the numbers say
Houses cost about the same in both suburbs: the median house price is $610K in Black Hill and $610K in Broadford.
On cash flow, Broadford leads: houses there return a gross rental yield of 4.34%, compared with 3.83% in Black Hill, a gap of 0.51 percentage points.
Over the past year house prices moved +10.6% in Black Hill and +5.0% in Broadford, so recent momentum favours Black Hill, although both suburbs recorded growth.
Looking back three years, Black Hill houses are -5.8% and Broadford houses +7.1%, so Broadford has compounded faster than Black Hill over the longer window.
Rental vacancy is the same in both, at 1.2%.
Broadford is the bigger suburb, with a population of 4,592 against 2,124, roughly 2.2 times the size of Black Hill; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Broadford for rental income, Black Hill for recent price momentum. 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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