Buffalo River vs Edithvale
Property investment comparison - Buffalo River, VIC 3737 vs Edithvale, VIC 3196
Head-to-head across core investment metrics: Buffalo River wins 3, Edithvale 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 | Buffalo River | Edithvale |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $165K | $860K |
| Gross rental yield (houses) | 2.08% | 3.02% |
| Gross rental yield (units) | - | 4.00% |
| 1-year house growth | - | +4.0%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.7% | 1.8% |
| Population | 285 | 6,276 |
Buffalo River vs Edithvale: what the numbers say
The median house price is $1.3M in Buffalo River and $1.3M in Edithvale, so Buffalo River is the cheaper entry point.
For units, Buffalo River sits at a median of $165K against $860K in Edithvale, which makes Buffalo River the more affordable unit market and Edithvale the pricier one.
On cash flow, Edithvale leads: houses there return a gross rental yield of 3.02%, compared with 2.08% in Buffalo River, a gap of 0.94 percentage points.
Rental vacancy is the same in both, at 1.7%.
Edithvale is the bigger suburb, with a population of 6,276 against 285, roughly 22 times the size of Buffalo River; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Edithvale for rental income, Buffalo River for a lower purchase price. 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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