Cobram vs Muskerry
Property investment comparison - Cobram, VIC 3644 vs Muskerry, VIC 3557
Head-to-head across core investment metrics: Cobram wins 2, Muskerry 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 | Muskerry |
|---|---|---|
| Median house price | $440K | $450K |
| Median unit price | $330K | - |
| Gross rental yield (houses) | 5.66% | 6.30% |
| Gross rental yield (units) | 5.52% | - |
| 1-year house growth | -3.1%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.3% | 3.0% |
| Population | 6,148 | 59 |
Cobram vs Muskerry: what the numbers say
The median house price is $440K in Cobram and $450K in Muskerry, so Cobram is the cheaper entry point, with Muskerry houses about 2% dearer.
On cash flow, Muskerry leads: houses there return a gross rental yield of 6.30%, compared with 5.66% in Cobram, a gap of 0.64 percentage points.
Rental vacancy is 1.3% in Cobram and 3.0% in Muskerry, so landlords in Cobram 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 59, roughly 104 times the size of Muskerry; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Muskerry for rental income, Cobram for a lower purchase price, Cobram 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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