Frankston South vs Mount Buffalo
Property investment comparison - Frankston South, VIC 3199 vs Mount Buffalo, VIC 3740
Head-to-head across core investment metrics: Frankston South wins 1, Mount Buffalo 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 | Frankston South | Mount Buffalo |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | $830K | $155K |
| Gross rental yield (houses) | 3.04% | 2.80% |
| Gross rental yield (units) | 3.95% | - |
| 1-year house growth | +5.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.4% | 0.9% |
| Population | 18,801 | 5 |
Frankston South vs Mount Buffalo: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.2M in Frankston South and $1.2M in Mount Buffalo.
For units, Frankston South sits at a median of $830K against $155K in Mount Buffalo, which makes Mount Buffalo the more affordable unit market and Frankston South the pricier one.
On cash flow, Frankston South leads: houses there return a gross rental yield of 3.04%, compared with 2.80% in Mount Buffalo, a gap of 0.24 percentage points.
Rental vacancy is 0.9% in Mount Buffalo and 1.4% in Frankston South, so landlords in Mount Buffalo face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Frankston South is the bigger suburb, with a population of 18,801 against 5, roughly 3760 times the size of Mount Buffalo; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Frankston South for rental income, Mount Buffalo 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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Frankston South, VIC 3199
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