Lake Boga vs Murra Warra
Property investment comparison - Lake Boga, VIC 3584 vs Murra Warra, VIC 3401
Head-to-head across core investment metrics: Lake Boga wins 2, Murra Warra wins 0. 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 | Lake Boga | Murra Warra |
|---|---|---|
| Median house price | $370K | $385K |
| Median unit price | $415K | - |
| Gross rental yield (houses) | 5.83% | 5.23% |
| Gross rental yield (units) | 5.87% | - |
| 1-year house growth | +7.9%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | - |
| Population | 982 | 63 |
Lake Boga vs Murra Warra: what the numbers say
The median house price is $370K in Lake Boga and $385K in Murra Warra, so Lake Boga is the cheaper entry point, with Murra Warra houses about 4% dearer.
On cash flow, Lake Boga leads: houses there return a gross rental yield of 5.83%, compared with 5.23% in Murra Warra, a gap of 0.60 percentage points.
Lake Boga is the bigger suburb, with a population of 982 against 63, roughly 16 times the size of Murra Warra; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lake Boga for rental income, Lake Boga for a lower purchase price. 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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