Carrum vs Keilor Lodge
Property investment comparison - Carrum, VIC 3197 vs Keilor Lodge, VIC 3038
Head-to-head across core investment metrics: Carrum wins 3, Keilor Lodge 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 | Carrum | Keilor Lodge |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $830K | - |
| Gross rental yield (houses) | 3.33% | - |
| Gross rental yield (units) | 4.20% | 3.89% |
| 1-year house growth | +8.9% | +6.4% |
| 3-year house growth | +4.6% | +15.8% |
| Vacancy rate | 1.2% | 3.5% |
| Population | 4,239 | 1,668 |
Carrum vs Keilor Lodge: what the numbers say
The median house price is $1.1M in Carrum and $1.1M in Keilor Lodge, so Keilor Lodge is the cheaper entry point, with Carrum houses about 1% dearer.
Over the past year house prices moved +8.9% in Carrum and +6.4% in Keilor Lodge, so recent momentum favours Carrum, although both suburbs recorded growth.
Looking back three years, Carrum houses are +4.6% and Keilor Lodge houses +15.8%, so Keilor Lodge has compounded faster than Carrum over the longer window.
Rental vacancy is 1.2% in Carrum and 3.5% in Keilor Lodge, so landlords in Carrum face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Carrum is the bigger suburb, with a population of 4,239 against 1,668, roughly 2.5 times the size of Keilor Lodge; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Keilor Lodge for a lower purchase price, Carrum for recent price momentum, Carrum 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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