Breakwater vs Sailors Gully
Property investment comparison - Breakwater, VIC 3219 vs Sailors Gully, VIC 3556
Head-to-head across core investment metrics: Breakwater wins 3, Sailors Gully 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 | Breakwater | Sailors Gully |
|---|---|---|
| Median house price | $580K | $580K |
| Median unit price | - | $460K |
| Gross rental yield (houses) | 4.18% | 4.05% |
| Gross rental yield (units) | 4.30% | 5.46% |
| 1-year house growth | +8.7%estimate | +8.4% |
| 3-year house growth | - | +17.3% |
| Vacancy rate | 1.8% | 3.5% |
| Population | 1,060 | 743 |
Breakwater vs Sailors Gully: what the numbers say
Houses cost about the same in both suburbs: the median house price is $580K in Breakwater and $580K in Sailors Gully.
On cash flow, Breakwater leads: houses there return a gross rental yield of 4.18%, compared with 4.05% in Sailors Gully, a gap of 0.13 percentage points.
Over the past year house prices moved +8.7% in Breakwater (an estimate) and +8.4% in Sailors Gully, so recent momentum favours Breakwater, although both suburbs recorded growth.
Rental vacancy is 1.8% in Breakwater and 3.5% in Sailors Gully, so landlords in Breakwater face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Breakwater is the bigger suburb, with a population of 1,060 against 743, larger than Sailors Gully; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Breakwater for rental income, Breakwater for recent price momentum, Breakwater 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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