Footscray vs Larpent
Property investment comparison - Footscray, VIC 3011 vs Larpent, VIC 3249
Head-to-head across core investment metrics: Footscray wins 1, Larpent 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 | Footscray | Larpent |
|---|---|---|
| Median house price | $935K | $925K |
| Median unit price | $470K | $170K |
| Gross rental yield (houses) | 3.49% | 2.68% |
| Gross rental yield (units) | 5.80% | 7.17% |
| 1-year house growth | -0.9% | - |
| 3-year house growth | +1.1% | - |
| Vacancy rate | 1.5% | 0.8% |
| Population | 17,131 | 200 |
Footscray vs Larpent: what the numbers say
The median house price is $935K in Footscray and $925K in Larpent, so Larpent is the cheaper entry point, with Footscray houses about 1% dearer.
For units, Footscray sits at a median of $470K against $170K in Larpent, which makes Larpent the more affordable unit market and Footscray the pricier one.
On cash flow, Footscray leads: houses there return a gross rental yield of 3.49%, compared with 2.68% in Larpent, a gap of 0.81 percentage points.
Rental vacancy is 0.8% in Larpent and 1.5% in Footscray, so landlords in Larpent face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Footscray is the bigger suburb, with a population of 17,131 against 200, roughly 86 times the size of Larpent; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Footscray for rental income, Larpent for a lower purchase price, Larpent 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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