Great Western vs Lucas
Property investment comparison - Great Western, VIC 3374 vs Lucas, VIC 3350
Head-to-head across core investment metrics: Great Western wins 1, Lucas 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 | Great Western | Lucas |
|---|---|---|
| Median house price | $645K | $645K |
| Median unit price | $215K | $375K |
| Gross rental yield (houses) | 3.00% | 3.91% |
| Gross rental yield (units) | - | 5.30% |
| 1-year house growth | - | +4.0% |
| 3-year house growth | - | +0.8% |
| Vacancy rate | 4.0% | 0.8% |
| Population | 425 | 2,994 |
Great Western vs Lucas: what the numbers say
Houses cost about the same in both suburbs: the median house price is $645K in Great Western and $645K in Lucas.
For units, Great Western sits at a median of $215K against $375K in Lucas, which makes Great Western the more affordable unit market and Lucas the pricier one.
On cash flow, Lucas leads: houses there return a gross rental yield of 3.91%, compared with 3.00% in Great Western, a gap of 0.91 percentage points.
Rental vacancy is 0.8% in Lucas and 4.0% in Great Western, so landlords in Lucas face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Lucas is the bigger suburb, with a population of 2,994 against 425, roughly 7 times the size of Great Western; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lucas for rental income, Lucas 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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