Black Rock vs Mont Albert
Property investment comparison - Black Rock, VIC 3193 vs Mont Albert, VIC 3127
Head-to-head across core investment metrics: Black Rock wins 3, Mont Albert 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 Rock | Mont Albert |
|---|---|---|
| Median house price | $2.4M | $2.2M |
| Median unit price | - | $820K |
| Gross rental yield (houses) | 3.00% | 1.74% |
| Gross rental yield (units) | 3.68% | - |
| 1-year house growth | -2.3% | -6.5%estimate |
| 3-year house growth | +4.9% | - |
| Vacancy rate | 1.1% | 1.9% |
| Population | 6,389 | 4,948 |
Black Rock vs Mont Albert: what the numbers say
The median house price is $2.4M in Black Rock and $2.2M in Mont Albert, so Mont Albert is the cheaper entry point, with Black Rock houses about 5% dearer.
On cash flow, Black Rock leads: houses there return a gross rental yield of 3.00%, compared with 1.74% in Mont Albert, a gap of 1.26 percentage points.
Over the past year house prices moved -2.3% in Black Rock and -6.5% in Mont Albert (an estimate), so recent momentum favours Black Rock, while Mont Albert went backwards.
Rental vacancy is 1.1% in Black Rock and 1.9% in Mont Albert, 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.
Black Rock is the bigger suburb, with a population of 6,389 against 4,948, larger than Mont Albert; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Black Rock for rental income, Mont Albert for a lower purchase price, Black Rock 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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