Great Western vs Moe
Property investment comparison - Great Western, VIC 3377 vs Moe, VIC 3825
Head-to-head across core investment metrics: Great Western wins 2, Moe 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 | Moe |
|---|---|---|
| Median house price | $450K | $450K |
| Median unit price | $320K | $295K |
| Gross rental yield (houses) | 4.42% | 4.90% |
| Gross rental yield (units) | 7.08% | 5.74% |
| 1-year house growth | - | +19.2% |
| 3-year house growth | - | +15.2% |
| Vacancy rate | 1.7% | 2.0% |
| Population | 425 | 9,375 |
Great Western vs Moe: what the numbers say
Houses cost about the same in both suburbs: the median house price is $450K in Great Western and $450K in Moe.
For units, Great Western sits at a median of $320K against $295K in Moe, which makes Moe the more affordable unit market and Great Western the pricier one.
On cash flow, Moe leads: houses there return a gross rental yield of 4.90%, compared with 4.42% in Great Western, a gap of 0.48 percentage points.
Rental vacancy is 1.7% in Great Western and 2.0% in Moe, so landlords in Great Western face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Moe is the bigger suburb, with a population of 9,375 against 425, roughly 22 times the size of Great Western; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moe for rental income, Great Western 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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