Maffra vs Tinamba
Property investment comparison - Maffra, VIC 3860 vs Tinamba, VIC 3859
Head-to-head across core investment metrics: Maffra wins 2, Tinamba 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 | Maffra | Tinamba |
|---|---|---|
| Median house price | $500K | $495K |
| Median unit price | $360K | $440K |
| Gross rental yield (houses) | 4.98% | - |
| Gross rental yield (units) | - | 3.02% |
| 1-year house growth | +12.5% | +2.5% |
| 3-year house growth | +10.6% | - |
| Vacancy rate | 1.5% | 1.4% |
| Population | 5,384 | 358 |
Maffra vs Tinamba: what the numbers say
The median house price is $500K in Maffra and $495K in Tinamba, so Tinamba is the cheaper entry point, with Maffra houses about 1% dearer.
For units, Maffra sits at a median of $360K against $440K in Tinamba, which makes Maffra the more affordable unit market and Tinamba the pricier one.
Over the past year house prices moved +12.5% in Maffra and +2.5% in Tinamba, so recent momentum favours Maffra, although both suburbs recorded growth.
Rental vacancy is 1.4% in Tinamba and 1.5% in Maffra, so landlords in Tinamba face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Maffra is the bigger suburb, with a population of 5,384 against 358, roughly 15 times the size of Tinamba; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tinamba for a lower purchase price, Maffra for recent price momentum, Tinamba 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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