Croydon Hills vs McCrae
Property investment comparison - Croydon Hills, VIC 3136 vs McCrae, VIC 3938
Head-to-head across core investment metrics: Croydon Hills wins 3, McCrae 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 | Croydon Hills | McCrae |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $785K |
| Gross rental yield (houses) | 3.32% | 3.38% |
| Gross rental yield (units) | 2.93% | 4.30% |
| 1-year house growth | +1.3%estimate | -7.5% |
| 3-year house growth | - | -9.4% |
| Vacancy rate | 1.0% | 4.4% |
| Population | 4,839 | 3,311 |
Croydon Hills vs McCrae: what the numbers say
The median house price is $1.2M in Croydon Hills and $1.2M in McCrae, so Croydon Hills is the cheaper entry point, with McCrae houses about 2% dearer.
On cash flow, McCrae leads: houses there return a gross rental yield of 3.38%, compared with 3.32% in Croydon Hills, a gap of 0.06 percentage points.
Over the past year house prices moved +1.3% in Croydon Hills (an estimate) and -7.5% in McCrae, so recent momentum favours Croydon Hills, while McCrae went backwards.
Rental vacancy is 1.0% in Croydon Hills and 4.4% in McCrae, so landlords in Croydon Hills face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Croydon Hills is the bigger suburb, with a population of 4,839 against 3,311, larger than McCrae; a larger suburb usually means a deeper pool of buyers and tenants.
In short: McCrae for rental income, Croydon Hills for a lower purchase price, Croydon Hills for recent price momentum, Croydon Hills 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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