Spring Gully vs Yambuna
Property investment comparison - Spring Gully, VIC 3550 vs Yambuna, VIC 3621
Head-to-head across core investment metrics: Spring Gully wins 1, Yambuna 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 | Spring Gully | Yambuna |
|---|---|---|
| Median house price | $715K | $715K |
| Median unit price | - | $255K |
| Gross rental yield (houses) | 4.15% | 3.11% |
| Gross rental yield (units) | 5.00% | 5.00% |
| 1-year house growth | +8.1% | - |
| 3-year house growth | -3.4% | - |
| Vacancy rate | 1.6% | 0.3% |
| Population | 3,092 | 109 |
Spring Gully vs Yambuna: what the numbers say
Houses cost about the same in both suburbs: the median house price is $715K in Spring Gully and $715K in Yambuna.
On cash flow, Spring Gully leads: houses there return a gross rental yield of 4.15%, compared with 3.11% in Yambuna, a gap of 1.04 percentage points.
Rental vacancy is 0.3% in Yambuna and 1.6% in Spring Gully, so landlords in Yambuna face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Spring Gully is the bigger suburb, with a population of 3,092 against 109, roughly 28 times the size of Yambuna; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Spring Gully for rental income, Yambuna 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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