Black Hill vs Laharum
Property investment comparison - Black Hill, VIC 3350 vs Laharum, VIC 3401
Head-to-head across core investment metrics: Black Hill wins 2, Laharum 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 | Black Hill | Laharum |
|---|---|---|
| Median house price | $610K | $610K |
| Median unit price | $455K | $215K |
| Gross rental yield (houses) | 3.83% | 3.21% |
| Gross rental yield (units) | 3.89% | 2.16% |
| 1-year house growth | +10.6% | - |
| 3-year house growth | -5.8% | - |
| Vacancy rate | 1.2% | - |
| Population | 2,124 | 162 |
Black Hill vs Laharum: what the numbers say
Houses cost about the same in both suburbs: the median house price is $610K in Black Hill and $610K in Laharum.
For units, Black Hill sits at a median of $455K against $215K in Laharum, which makes Laharum the more affordable unit market and Black Hill the pricier one.
On cash flow, Black Hill leads: houses there return a gross rental yield of 3.83%, compared with 3.21% in Laharum, a gap of 0.62 percentage points.
Black Hill is the bigger suburb, with a population of 2,124 against 162, roughly 13 times the size of Laharum; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Black Hill for rental income. 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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