Moorabbin vs Mount Moriac
Property investment comparison - Moorabbin, VIC 3189 vs Mount Moriac, VIC 3240
Head-to-head across core investment metrics: Moorabbin wins 3, Mount Moriac 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 | Moorabbin | Mount Moriac |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $765K | $425K |
| Gross rental yield (houses) | 3.20% | 2.83% |
| Gross rental yield (units) | 4.42% | 7.14% |
| 1-year house growth | +6.1% | - |
| 3-year house growth | -0.8% | - |
| Vacancy rate | 1.0% | 6.3% |
| Population | 6,287 | 251 |
Moorabbin vs Mount Moriac: what the numbers say
The median house price is $1.3M in Moorabbin and $1.3M in Mount Moriac, so Moorabbin is the cheaper entry point, with Mount Moriac houses about 1% dearer.
For units, Moorabbin sits at a median of $765K against $425K in Mount Moriac, which makes Mount Moriac the more affordable unit market and Moorabbin the pricier one.
On cash flow, Moorabbin leads: houses there return a gross rental yield of 3.20%, compared with 2.83% in Mount Moriac, a gap of 0.37 percentage points.
Rental vacancy is 1.0% in Moorabbin and 6.3% in Mount Moriac, so landlords in Moorabbin face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Moorabbin is the bigger suburb, with a population of 6,287 against 251, roughly 25 times the size of Mount Moriac; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moorabbin for rental income, Moorabbin for a lower purchase price, Moorabbin 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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