Bulleen vs Mentone
Property investment comparison - Bulleen, VIC 3105 vs Mentone, VIC 3194
Head-to-head across core investment metrics: Bulleen wins 2, Mentone 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 | Bulleen | Mentone |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | - | $660K |
| Gross rental yield (houses) | - | 3.07% |
| Gross rental yield (units) | 4.80% | 4.49% |
| 1-year house growth | +0.8% | +3.4%estimate |
| 3-year house growth | -2.4% | - |
| Vacancy rate | 2.8% | 0.9% |
| Population | 11,219 | 13,197 |
Bulleen vs Mentone: what the numbers say
The median house price is $1.4M in Bulleen and $1.4M in Mentone, so Bulleen is the cheaper entry point.
Over the past year house prices moved +0.8% in Bulleen and +3.4% in Mentone (an estimate), so recent momentum favours Mentone, although both suburbs recorded growth.
Rental vacancy is 0.9% in Mentone and 2.8% in Bulleen, so landlords in Mentone face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Mentone is the bigger suburb, with a population of 13,197 against 11,219, larger than Bulleen; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bulleen for a lower purchase price, Mentone for recent price momentum, Mentone 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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