Cobram vs Nelson
Property investment comparison - Cobram, VIC 3644 vs Nelson, VIC 3292
Head-to-head across core investment metrics: Cobram wins 2, Nelson 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 | Cobram | Nelson |
|---|---|---|
| Median house price | $440K | $445K |
| Median unit price | $330K | $165K |
| Gross rental yield (houses) | 5.66% | - |
| Gross rental yield (units) | 5.52% | - |
| 1-year house growth | -3.1%estimate | +18.3% |
| 3-year house growth | - | - |
| Vacancy rate | 1.3% | 1.5% |
| Population | 6,148 | 191 |
Cobram vs Nelson: what the numbers say
The median house price is $440K in Cobram and $445K in Nelson, so Cobram is the cheaper entry point, with Nelson houses about 1% dearer.
For units, Cobram sits at a median of $330K against $165K in Nelson, which makes Nelson the more affordable unit market and Cobram the pricier one.
Over the past year house prices moved -3.1% in Cobram (an estimate) and +18.3% in Nelson, so recent momentum favours Nelson, while Cobram went backwards.
Rental vacancy is 1.3% in Cobram and 1.5% in Nelson, 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 191, roughly 32 times the size of Nelson; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Cobram for a lower purchase price, Nelson for recent price momentum, 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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