Lake Boga vs Westby
Property investment comparison - Lake Boga, VIC 3584 vs Westby, VIC 3579
Head-to-head across core investment metrics: Lake Boga wins 3, Westby 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 | Lake Boga | Westby |
|---|---|---|
| Median house price | $370K | $390K |
| Median unit price | $415K | $220K |
| Gross rental yield (houses) | 5.83% | 5.34% |
| Gross rental yield (units) | 5.87% | 5.54% |
| 1-year house growth | +7.9%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 0.7% |
| Population | 982 | 27 |
Lake Boga vs Westby: what the numbers say
The median house price is $370K in Lake Boga and $390K in Westby, so Lake Boga is the cheaper entry point, with Westby houses about 5% dearer.
For units, Lake Boga sits at a median of $415K against $220K in Westby, which makes Westby 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 5.34% in Westby, a gap of 0.49 percentage points.
Rental vacancy is 0.7% in Westby and 1.1% in Lake Boga, so landlords in Westby 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 27, roughly 36 times the size of Westby; 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, Westby 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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