Croydon Hills vs Montmorency
Property investment comparison - Croydon Hills, VIC 3136 vs Montmorency, VIC 3094
Head-to-head across core investment metrics: Croydon Hills wins 2, Montmorency 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 | Montmorency |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $775K |
| Gross rental yield (houses) | 3.32% | 3.18% |
| Gross rental yield (units) | 2.93% | 3.86% |
| 1-year house growth | +1.3%estimate | +3.0%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.0% | 1.1% |
| Population | 4,839 | 9,250 |
Croydon Hills vs Montmorency: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.2M in Croydon Hills and $1.2M in Montmorency.
On cash flow, Croydon Hills leads: houses there return a gross rental yield of 3.32%, compared with 3.18% in Montmorency, a gap of 0.14 percentage points.
Over the past year house prices moved +1.3% in Croydon Hills (an estimate) and +3.0% in Montmorency (an estimate), so recent momentum favours Montmorency, although both suburbs recorded growth.
Rental vacancy is 1.0% in Croydon Hills and 1.1% in Montmorency, 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.
Montmorency is the bigger suburb, with a population of 9,250 against 4,839, larger than Croydon Hills; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Croydon Hills for rental income, Montmorency 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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