Epsom vs Warrayure
Property investment comparison - Epsom, VIC 3551 vs Warrayure, VIC 3301
Head-to-head across core investment metrics: Epsom wins 2, Warrayure 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 | Epsom | Warrayure |
|---|---|---|
| Median house price | $680K | $680K |
| Median unit price | - | - |
| Gross rental yield (houses) | 4.45% | 3.62% |
| Gross rental yield (units) | 4.80% | - |
| 1-year house growth | +10.6% | - |
| 3-year house growth | +12.0% | - |
| Vacancy rate | 2.2% | 14.2% |
| Population | 5,014 | 50 |
Epsom vs Warrayure: what the numbers say
Houses cost about the same in both suburbs: the median house price is $680K in Epsom and $680K in Warrayure.
On cash flow, Epsom leads: houses there return a gross rental yield of 4.45%, compared with 3.62% in Warrayure, a gap of 0.83 percentage points.
Rental vacancy is 2.2% in Epsom and 14.2% in Warrayure, so landlords in Epsom face less competition for tenants.
Epsom is the bigger suburb, with a population of 5,014 against 50, roughly 100 times the size of Warrayure; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Epsom for rental income, Epsom 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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