Black Rock vs Kew East
Property investment comparison - Black Rock, VIC 3193 vs Kew East, VIC 3102
Head-to-head across core investment metrics: Black Rock wins 3, Kew East 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 | Black Rock | Kew East |
|---|---|---|
| Median house price | $2.4M | $2.3M |
| Median unit price | - | $1.1M |
| Gross rental yield (houses) | 3.00% | 2.40% |
| Gross rental yield (units) | 3.68% | 2.79% |
| 1-year house growth | -2.3% | -2.0%estimate |
| 3-year house growth | +4.9% | - |
| Vacancy rate | 1.1% | 1.1% |
| Population | 6,389 | 6,620 |
Black Rock vs Kew East: what the numbers say
The median house price is $2.4M in Black Rock and $2.3M in Kew East, so Kew East is the cheaper entry point, with Black Rock houses about 3% dearer.
On cash flow, Black Rock leads: houses there return a gross rental yield of 3.00%, compared with 2.40% in Kew East, a gap of 0.60 percentage points.
Over the past year house prices moved -2.3% in Black Rock and -2.0% in Kew East (an estimate), so recent momentum favours Kew East, while Black Rock went backwards.
Rental vacancy is 1.1% in Black Rock and 1.1% in Kew East, so landlords in Black Rock face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kew East is the bigger suburb, with a population of 6,620 against 6,389, larger than Black Rock; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Black Rock for rental income, Kew East for a lower purchase price, Kew East for recent price momentum, Black Rock 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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