Maffra vs Newborough
Property investment comparison - Maffra, VIC 3860 vs Newborough, VIC 3825
Head-to-head across core investment metrics: Maffra wins 1, Newborough 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 | Maffra | Newborough |
|---|---|---|
| Median house price | $500K | $495K |
| Median unit price | $360K | $320K |
| Gross rental yield (houses) | 4.98% | - |
| Gross rental yield (units) | - | - |
| 1-year house growth | +12.5% | +14.4%estimate |
| 3-year house growth | +10.6% | - |
| Vacancy rate | 1.5% | 2.1% |
| Population | 5,384 | 6,886 |
Maffra vs Newborough: what the numbers say
The median house price is $500K in Maffra and $495K in Newborough, so Newborough is the cheaper entry point, with Maffra houses about 1% dearer.
For units, Maffra sits at a median of $360K against $320K in Newborough, which makes Newborough the more affordable unit market and Maffra the pricier one.
Over the past year house prices moved +12.5% in Maffra and +14.4% in Newborough (an estimate), so recent momentum favours Newborough, although both suburbs recorded growth.
Rental vacancy is 1.5% in Maffra and 2.1% in Newborough, so landlords in Maffra face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Newborough is the bigger suburb, with a population of 6,886 against 5,384, larger than Maffra; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Newborough for a lower purchase price, Newborough for recent price momentum, Maffra 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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