Elmore vs Portland
Property investment comparison - Elmore, VIC 3558 vs Portland, VIC 3305
Head-to-head across core investment metrics: Elmore wins 1, Portland 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 | Elmore | Portland |
|---|---|---|
| Median house price | $480K | $490K |
| Median unit price | - | $260K |
| Gross rental yield (houses) | - | 5.31% |
| Gross rental yield (units) | 6.16% | - |
| 1-year house growth | +18.1%estimate | +18.9% |
| 3-year house growth | - | +7.1% |
| Vacancy rate | 1.8% | 0.6% |
| Population | 847 | 10,016 |
Elmore vs Portland: what the numbers say
The median house price is $480K in Elmore and $490K in Portland, so Elmore is the cheaper entry point, with Portland houses about 2% dearer.
Over the past year house prices moved +18.1% in Elmore (an estimate) and +18.9% in Portland, so recent momentum favours Portland, although both suburbs recorded growth.
Rental vacancy is 0.6% in Portland and 1.8% in Elmore, so landlords in Portland face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Portland is the bigger suburb, with a population of 10,016 against 847, roughly 12 times the size of Elmore; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Elmore for a lower purchase price, Portland for recent price momentum, Portland 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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