Irrewillipe vs Maffra
Property investment comparison - Irrewillipe, VIC 3249 vs Maffra, VIC 3860
Head-to-head across core investment metrics: Irrewillipe wins 2, Maffra 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 | Irrewillipe | Maffra |
|---|---|---|
| Median house price | $495K | $500K |
| Median unit price | $470K | $360K |
| Gross rental yield (houses) | 4.72% | 4.98% |
| Gross rental yield (units) | 5.17% | - |
| 1-year house growth | - | +12.5% |
| 3-year house growth | - | +10.6% |
| Vacancy rate | 1.0% | 1.5% |
| Population | 100 | 5,384 |
Irrewillipe vs Maffra: what the numbers say
The median house price is $495K in Irrewillipe and $500K in Maffra, so Irrewillipe is the cheaper entry point, with Maffra houses about 1% dearer.
For units, Irrewillipe sits at a median of $470K against $360K in Maffra, which makes Maffra the more affordable unit market and Irrewillipe the pricier one.
On cash flow, Maffra leads: houses there return a gross rental yield of 4.98%, compared with 4.72% in Irrewillipe, a gap of 0.26 percentage points.
Rental vacancy is 1.0% in Irrewillipe and 1.5% in Maffra, so landlords in Irrewillipe face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Maffra is the bigger suburb, with a population of 5,384 against 100, roughly 54 times the size of Irrewillipe; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Maffra for rental income, Irrewillipe for a lower purchase price, Irrewillipe 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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