Eltham North vs Maribyrnong
Property investment comparison - Eltham North, VIC 3095 vs Maribyrnong, VIC 3032
Head-to-head across core investment metrics: Eltham North wins 0, Maribyrnong wins 4. 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 | Eltham North | Maribyrnong |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $500K |
| Gross rental yield (houses) | 3.35% | - |
| Gross rental yield (units) | - | 5.62% |
| 1-year house growth | -2.1% | +1.7% |
| 3-year house growth | -2.0% | +9.5% |
| Vacancy rate | 3.0% | 1.4% |
| Population | 6,830 | 12,573 |
Eltham North vs Maribyrnong: what the numbers say
The median house price is $1.2M in Eltham North and $1.2M in Maribyrnong, so Maribyrnong is the cheaper entry point.
Over the past year house prices moved -2.1% in Eltham North and +1.7% in Maribyrnong, so recent momentum favours Maribyrnong, while Eltham North went backwards.
Looking back three years, Eltham North houses are -2.0% and Maribyrnong houses +9.5%, so Maribyrnong has compounded faster than Eltham North over the longer window.
Rental vacancy is 1.4% in Maribyrnong and 3.0% in Eltham North, so landlords in Maribyrnong face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Maribyrnong is the bigger suburb, with a population of 12,573 against 6,830, larger than Eltham North; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Maribyrnong for a lower purchase price, Maribyrnong for recent price momentum, Maribyrnong 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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