Cobram vs Mena Park
Property investment comparison - Cobram, VIC 3644 vs Mena Park, VIC 3373
Head-to-head across core investment metrics: Cobram wins 2, Mena Park 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 | Cobram | Mena Park |
|---|---|---|
| Median house price | $440K | $445K |
| Median unit price | $330K | - |
| Gross rental yield (houses) | 5.66% | 3.88% |
| Gross rental yield (units) | 5.52% | - |
| 1-year house growth | -3.1%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.3% | 0.7% |
| Population | 6,148 | 32 |
Cobram vs Mena Park: what the numbers say
The median house price is $440K in Cobram and $445K in Mena Park, so Cobram is the cheaper entry point, with Mena Park houses about 1% dearer.
On cash flow, Cobram leads: houses there return a gross rental yield of 5.66%, compared with 3.88% in Mena Park, a gap of 1.78 percentage points.
Rental vacancy is 0.7% in Mena Park and 1.3% in Cobram, so landlords in Mena Park face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Cobram is the bigger suburb, with a population of 6,148 against 32, roughly 192 times the size of Mena Park; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Cobram for rental income, Cobram for a lower purchase price, Mena Park 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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