Brunswick vs Eltham
Property investment comparison - Brunswick, VIC 3056 vs Eltham, VIC 3095
Head-to-head across core investment metrics: Brunswick wins 2, Eltham 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 | Brunswick | Eltham |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $600K | $820K |
| Gross rental yield (houses) | 3.36% | - |
| Gross rental yield (units) | 5.19% | 4.20% |
| 1-year house growth | +0.1%estimate | +3.6% |
| 3-year house growth | - | +7.8% |
| Vacancy rate | 1.0% | 0.6% |
| Population | 24,896 | 18,847 |
Brunswick vs Eltham: what the numbers say
The median house price is $1.3M in Brunswick and $1.3M in Eltham, so Eltham is the cheaper entry point.
For units, Brunswick sits at a median of $600K against $820K in Eltham, which makes Brunswick the more affordable unit market and Eltham the pricier one.
Over the past year house prices moved +0.1% in Brunswick (an estimate) and +3.6% in Eltham, so recent momentum favours Eltham, although both suburbs recorded growth.
Rental vacancy is 0.6% in Eltham and 1.0% in Brunswick, so landlords in Eltham face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Brunswick is the bigger suburb, with a population of 24,896 against 18,847, larger than Eltham; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Eltham for a lower purchase price, Eltham for recent price momentum, Eltham 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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