Harmers Haven vs West Footscray
Property investment comparison - Harmers Haven, VIC 3995 vs West Footscray, VIC 3012
Head-to-head across core investment metrics: Harmers Haven wins 2, West Footscray wins 1. 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 | Harmers Haven | West Footscray |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | - | - |
| Gross rental yield (houses) | 1.31% | 3.36% |
| Gross rental yield (units) | - | 5.22% |
| 1-year house growth | - | +0.6% |
| 3-year house growth | - | +14.3% |
| Vacancy rate | 1.3% | 1.7% |
| Population | 62 | 11,729 |
Harmers Haven vs West Footscray: what the numbers say
The median house price is $1.0M in Harmers Haven and $1.0M in West Footscray, so Harmers Haven is the cheaper entry point.
On cash flow, West Footscray leads: houses there return a gross rental yield of 3.36%, compared with 1.31% in Harmers Haven, a gap of 2.05 percentage points.
Rental vacancy is 1.3% in Harmers Haven and 1.7% in West Footscray, so landlords in Harmers Haven face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
West Footscray is the bigger suburb, with a population of 11,729 against 62, roughly 189 times the size of Harmers Haven; a larger suburb usually means a deeper pool of buyers and tenants.
In short: West Footscray for rental income, Harmers Haven for a lower purchase price, Harmers Haven 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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West Footscray, VIC 3012
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