Glenfyne vs Mernda
Property investment comparison - Glenfyne, VIC 3266 vs Mernda, VIC 3754
Head-to-head across core investment metrics: Glenfyne wins 2, Mernda wins 3. 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 | Glenfyne | Mernda |
|---|---|---|
| Median house price | $755K | $750K |
| Median unit price | $310K | $500K |
| Gross rental yield (houses) | 2.61% | 3.81% |
| Gross rental yield (units) | 4.05% | 4.95% |
| 1-year house growth | - | +4.9%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.5% | 2.0% |
| Population | 131 | 23,369 |
Glenfyne vs Mernda: what the numbers say
The median house price is $755K in Glenfyne and $750K in Mernda, so Mernda is the cheaper entry point, with Glenfyne houses about 1% dearer.
For units, Glenfyne sits at a median of $310K against $500K in Mernda, which makes Glenfyne the more affordable unit market and Mernda the pricier one.
On cash flow, Mernda leads: houses there return a gross rental yield of 3.81%, compared with 2.61% in Glenfyne, a gap of 1.20 percentage points.
Rental vacancy is 0.5% in Glenfyne and 2.0% in Mernda, so landlords in Glenfyne face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Mernda is the bigger suburb, with a population of 23,369 against 131, roughly 178 times the size of Glenfyne; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mernda for rental income, Mernda for a lower purchase price, Glenfyne 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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