Eltham vs Pascoe Vale South
Property investment comparison - Eltham, VIC 3095 vs Pascoe Vale South, VIC 3044
Head-to-head across core investment metrics: Eltham wins 2, Pascoe Vale South 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 | Eltham | Pascoe Vale South |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $820K | - |
| Gross rental yield (houses) | - | 2.89% |
| Gross rental yield (units) | 4.20% | 4.85% |
| 1-year house growth | +3.6% | +6.2%estimate |
| 3-year house growth | +7.8% | - |
| Vacancy rate | 0.6% | 0.8% |
| Population | 18,847 | 10,534 |
Eltham vs Pascoe Vale South: what the numbers say
The median house price is $1.3M in Eltham and $1.3M in Pascoe Vale South, so Eltham is the cheaper entry point.
Over the past year house prices moved +3.6% in Eltham and +6.2% in Pascoe Vale South (an estimate), so recent momentum favours Pascoe Vale South, although both suburbs recorded growth.
Rental vacancy is 0.6% in Eltham and 0.8% in Pascoe Vale South, so landlords in Eltham face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Eltham is the bigger suburb, with a population of 18,847 against 10,534, larger than Pascoe Vale South; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Eltham for a lower purchase price, Pascoe Vale South for recent price momentum, Eltham 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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Pascoe Vale South, VIC 3044
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