Boronia vs Tootgarook
Property investment comparison - Boronia, VIC 3155 vs Tootgarook, VIC 3941
Head-to-head across core investment metrics: Boronia wins 1, Tootgarook 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 | Boronia | Tootgarook |
|---|---|---|
| Median house price | $890K | $885K |
| Median unit price | $710K | - |
| Gross rental yield (houses) | - | 3.44% |
| Gross rental yield (units) | - | 4.80% |
| 1-year house growth | +4.6% | -0.7%estimate |
| 3-year house growth | +4.0% | - |
| Vacancy rate | 1.5% | 1.5% |
| Population | 23,607 | 3,178 |
Boronia vs Tootgarook: what the numbers say
The median house price is $890K in Boronia and $885K in Tootgarook, so Tootgarook is the cheaper entry point, with Boronia houses about 1% dearer.
Over the past year house prices moved +4.6% in Boronia and -0.7% in Tootgarook (an estimate), so recent momentum favours Boronia, while Tootgarook went backwards.
Rental vacancy is 1.5% in Tootgarook and 1.5% in Boronia, so landlords in Tootgarook 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 3,178, roughly 7 times the size of Tootgarook; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tootgarook for a lower purchase price, Boronia for recent price momentum, Tootgarook 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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