Heyfield vs Moe
Property investment comparison - Heyfield, VIC 3858 vs Moe, VIC 3825
Head-to-head across core investment metrics: Heyfield wins 1, Moe 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 | Heyfield | Moe |
|---|---|---|
| Median house price | $450K | $450K |
| Median unit price | - | $295K |
| Gross rental yield (houses) | - | 4.90% |
| Gross rental yield (units) | 3.93% | 5.74% |
| 1-year house growth | +7.8% | +19.2% |
| 3-year house growth | +2.1% | +15.2% |
| Vacancy rate | 0.5% | 2.0% |
| Population | 2,050 | 9,375 |
Heyfield vs Moe: what the numbers say
Houses cost about the same in both suburbs: the median house price is $450K in Heyfield and $450K in Moe.
Over the past year house prices moved +7.8% in Heyfield and +19.2% in Moe, so recent momentum favours Moe, although both suburbs recorded growth.
Looking back three years, Heyfield houses are +2.1% and Moe houses +15.2%, so Moe has compounded faster than Heyfield over the longer window.
Rental vacancy is 0.5% in Heyfield and 2.0% in Moe, so landlords in Heyfield 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 2,050, roughly 4.6 times the size of Heyfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moe for recent price momentum, Heyfield 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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