Boronia vs Bunyip
Property investment comparison - Boronia, VIC 3155 vs Bunyip, VIC 3815
Head-to-head across core investment metrics: Boronia wins 0, Bunyip 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 | Boronia | Bunyip |
|---|---|---|
| Median house price | $890K | $890K |
| Median unit price | $710K | - |
| Gross rental yield (houses) | - | 3.25% |
| Gross rental yield (units) | - | 3.87% |
| 1-year house growth | +4.6% | +13.3% |
| 3-year house growth | +4.0% | +20.2% |
| Vacancy rate | 1.5% | 0.5% |
| Population | 23,607 | 3,131 |
Boronia vs Bunyip: what the numbers say
Houses cost about the same in both suburbs: the median house price is $890K in Boronia and $890K in Bunyip.
Over the past year house prices moved +4.6% in Boronia and +13.3% in Bunyip, so recent momentum favours Bunyip, although both suburbs recorded growth.
Looking back three years, Boronia houses are +4.0% and Bunyip houses +20.2%, so Bunyip has compounded faster than Boronia over the longer window.
Rental vacancy is 0.5% in Bunyip and 1.5% in Boronia, so landlords in Bunyip face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Boronia is the bigger suburb, with a population of 23,607 against 3,131, roughly 8 times the size of Bunyip; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bunyip for recent price momentum, Bunyip 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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