Elsternwick vs Harcourt North
Property investment comparison - Elsternwick, VIC 3185 vs Harcourt North, VIC 3453
Head-to-head across core investment metrics: Elsternwick wins 2, Harcourt North wins 0. 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 | Elsternwick | Harcourt North |
|---|---|---|
| Median house price | $2.1M | $2.1M |
| Median unit price | - | $735K |
| Gross rental yield (houses) | 2.47% | 1.33% |
| Gross rental yield (units) | - | - |
| 1-year house growth | -3.6% | - |
| 3-year house growth | -5.4% | - |
| Vacancy rate | 1.1% | 1.3% |
| Population | 10,887 | 291 |
Elsternwick vs Harcourt North: what the numbers say
Houses cost about the same in both suburbs: the median house price is $2.1M in Elsternwick and $2.1M in Harcourt North.
On cash flow, Elsternwick leads: houses there return a gross rental yield of 2.47%, compared with 1.33% in Harcourt North, a gap of 1.14 percentage points.
Rental vacancy is 1.1% in Elsternwick and 1.3% in Harcourt North, so landlords in Elsternwick face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Elsternwick is the bigger suburb, with a population of 10,887 against 291, roughly 37 times the size of Harcourt North; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Elsternwick for rental income, Elsternwick for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Harcourt North, VIC 3453
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