Croydon South vs Rye
Property investment comparison - Croydon South, VIC 3136 vs Rye, VIC 3941
Head-to-head across core investment metrics: Croydon South wins 3, Rye 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 South | Rye |
|---|---|---|
| Median house price | $950K | $950K |
| Median unit price | $830K | $585K |
| Gross rental yield (houses) | - | 3.38% |
| Gross rental yield (units) | 4.21% | 4.50% |
| 1-year house growth | +3.3% | -5.1% |
| 3-year house growth | +7.0% | -15.5% |
| Vacancy rate | 0.5% | 1.7% |
| Population | 4,759 | 9,438 |
Croydon South vs Rye: what the numbers say
Houses cost about the same in both suburbs: the median house price is $950K in Croydon South and $950K in Rye.
For units, Croydon South sits at a median of $830K against $585K in Rye, which makes Rye the more affordable unit market and Croydon South the pricier one.
Over the past year house prices moved +3.3% in Croydon South and -5.1% in Rye, so recent momentum favours Croydon South, while Rye went backwards.
Looking back three years, Croydon South houses are +7.0% and Rye houses -15.5%, so Croydon South has compounded faster than Rye over the longer window.
Rental vacancy is 0.5% in Croydon South and 1.7% in Rye, so landlords in Croydon South face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Rye is the bigger suburb, with a population of 9,438 against 4,759, larger than Croydon South; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Croydon South for recent price momentum, Croydon South 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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