Dimboola vs Granya
Property investment comparison - Dimboola, VIC 3414 vs Granya, VIC 3701
Head-to-head across core investment metrics: Dimboola wins 3, Granya 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 | Dimboola | Granya |
|---|---|---|
| Median house price | $320K | $305K |
| Median unit price | $350K | $440K |
| Gross rental yield (houses) | 5.91% | 5.86% |
| Gross rental yield (units) | 4.41% | 5.26% |
| 1-year house growth | - | - |
| 3-year house growth | +12.1% | - |
| Vacancy rate | 0.4% | 11.7% |
| Population | 1,635 | 88 |
Dimboola vs Granya: what the numbers say
The median house price is $320K in Dimboola and $305K in Granya, so Granya is the cheaper entry point, with Dimboola houses about 5% dearer.
For units, Dimboola sits at a median of $350K against $440K in Granya, which makes Dimboola the more affordable unit market and Granya the pricier one.
Gross rental yield on houses is effectively level, at 5.91% in Dimboola and 5.86% in Granya, so neither suburb has a cash flow edge on houses.
Rental vacancy is 0.4% in Dimboola and 11.7% in Granya, so landlords in Dimboola face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Dimboola is the bigger suburb, with a population of 1,635 against 88, roughly 19 times the size of Granya; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Granya for a lower purchase price, Dimboola 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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