Lake Boga vs Patyah
Property investment comparison - Lake Boga, VIC 3584 vs Patyah, VIC 3318
Head-to-head across core investment metrics: Lake Boga wins 2, Patyah 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 | Lake Boga | Patyah |
|---|---|---|
| Median house price | $370K | $365K |
| Median unit price | $415K | $375K |
| Gross rental yield (houses) | 5.83% | 4.86% |
| Gross rental yield (units) | 5.87% | 3.01% |
| 1-year house growth | +7.9%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 0.5% |
| Population | 982 | 58 |
Lake Boga vs Patyah: what the numbers say
The median house price is $370K in Lake Boga and $365K in Patyah, so Patyah is the cheaper entry point, with Lake Boga houses about 1% dearer.
For units, Lake Boga sits at a median of $415K against $375K in Patyah, which makes Patyah the more affordable unit market and Lake Boga the pricier one.
On cash flow, Lake Boga leads: houses there return a gross rental yield of 5.83%, compared with 4.86% in Patyah, a gap of 0.97 percentage points.
Rental vacancy is 0.5% in Patyah and 1.1% in Lake Boga, so landlords in Patyah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Lake Boga is the bigger suburb, with a population of 982 against 58, roughly 17 times the size of Patyah; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lake Boga for rental income, Patyah for a lower purchase price, Patyah 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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