Montmorency vs Torrumbarry
Property investment comparison - Montmorency, VIC 3094 vs Torrumbarry, VIC 3562
Head-to-head across core investment metrics: Montmorency wins 2, Torrumbarry 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 | Montmorency | Torrumbarry |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | $775K | $725K |
| Gross rental yield (houses) | 3.18% | 5.17% |
| Gross rental yield (units) | 3.86% | - |
| 1-year house growth | +3.0%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 4.2% |
| Population | 9,250 | 257 |
Montmorency vs Torrumbarry: what the numbers say
The median house price is $1.2M in Montmorency and $1.2M in Torrumbarry, so Montmorency is the cheaper entry point.
For units, Montmorency sits at a median of $775K against $725K in Torrumbarry, which makes Torrumbarry the more affordable unit market and Montmorency the pricier one.
On cash flow, Torrumbarry leads: houses there return a gross rental yield of 5.17%, compared with 3.18% in Montmorency, a gap of 1.99 percentage points.
Rental vacancy is 1.1% in Montmorency and 4.2% in Torrumbarry, so landlords in Montmorency face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Montmorency is the bigger suburb, with a population of 9,250 against 257, roughly 36 times the size of Torrumbarry; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Torrumbarry for rental income, Montmorency for a lower purchase price, Montmorency 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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