Kealba vs Montgomery
Property investment comparison - Kealba, VIC 3021 vs Montgomery, VIC 3851
Head-to-head across core investment metrics: Kealba wins 2, Montgomery 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 | Kealba | Montgomery |
|---|---|---|
| Median house price | $775K | $770K |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.70% | 3.66% |
| Gross rental yield (units) | 4.70% | - |
| 1-year house growth | +7.3%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.3% | 26.5% |
| Population | 3,226 | 65 |
Kealba vs Montgomery: what the numbers say
The median house price is $775K in Kealba and $770K in Montgomery, so Montgomery is the cheaper entry point, with Kealba houses about 1% dearer.
Gross rental yield on houses is effectively level, at 3.70% in Kealba and 3.66% in Montgomery, so neither suburb has a cash flow edge on houses.
Rental vacancy is 1.3% in Kealba and 26.5% in Montgomery, so landlords in Kealba face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kealba is the bigger suburb, with a population of 3,226 against 65, roughly 50 times the size of Montgomery; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Montgomery for a lower purchase price, Kealba 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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