Mont Albert North vs Murrumbeena
Property investment comparison - Mont Albert North, VIC 3129 vs Murrumbeena, VIC 3163
Head-to-head across core investment metrics: Mont Albert North wins 2, Murrumbeena wins 1. 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 | Mont Albert North | Murrumbeena |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | $815K | - |
| Gross rental yield (houses) | 2.62% | 2.52% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +4.0% | +0.0% |
| 3-year house growth | - | +0.0% |
| Vacancy rate | 3.4% | 1.4% |
| Population | 5,609 | 9,996 |
Mont Albert North vs Murrumbeena: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.6M in Mont Albert North and $1.6M in Murrumbeena.
On cash flow, Mont Albert North leads: houses there return a gross rental yield of 2.62%, compared with 2.52% in Murrumbeena, a gap of 0.10 percentage points.
Over the past year house prices moved +4.0% in Mont Albert North and +0.0% in Murrumbeena, so recent momentum favours Mont Albert North, although both suburbs recorded growth.
Rental vacancy is 1.4% in Murrumbeena and 3.4% in Mont Albert North, so landlords in Murrumbeena face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Murrumbeena is the bigger suburb, with a population of 9,996 against 5,609, larger than Mont Albert North; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mont Albert North for rental income, Mont Albert North for recent price momentum, Murrumbeena for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Mont Albert North, VIC 3129
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