Investors face choice between yield and capital gain- Robert Larocca

In a recent blog I looked at the relative performance of Melbourne investment property from a rental yields perspective (view blog).

Examining yields on a suburb basis provides an interesting metric for investors to consider; the best yields are actually found in the most affordable suburbs.

Of the 10 suburbs with the highest rental yield none have a median house value of more than $350,000.

Dallas and Melton South share an indicative yield of 5.7 per cent, well above the city wide yield of 3.4 per cent.

The other suburbs in the top 10 are Meadow Heights, Coolaroo, Frankston North, Carrum Downs, Melton, Warburton, Hampton Park and Cranbourne West.

At the other end of the spectrum the ten suburbs with the lowest yields, from 1.8 to 2.5 per cent all have median house values in excess of a million dollars, Portsea, Toorak, Balwyn, Kew, Eaglemont, Elsternwick, Canterbury, Balwyn North, Kew East and Caulfield North.

It is interesting to note that while the same rule applies in the unit and apartment market there are a few notable exceptions, such as central Melbourne, which will be examined in a future post.


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Robert Larocca is RP Data's Victoria Housing Market Specialist. He has built a profile over the past eight years as an expert on the Victorian residential property market. Visit

'Investors face choice between yield and capital gain- Robert Larocca' have 1 comment

  1. Avatar for Property Update

    February 2, 2014 @ 3:20 pm Henry Schneider

    So thhis is fine for the Capital city area….
    Can the same statistics shed light on our major rural towns… eg. Ballarat, Bendigo, Mildura, Shepparton, Horsham???
    Are we likely to sacrifice all significant capital gains for the opportunity of Just breaking even after costs – neeed approx 6.5% gross return – or can we get to 10% gross yield (ie Mildura?) & just work on a 3.5% net return & marginal capital gains?
    In Melbourne therefore seems we will always focus on capital gains over 1 property cycle (10 years), but need to wait another 8 years now before Melbourne lifts her skirts & starts to make property (mid ring area) exciting again. Hope I don’t miss it this time when it comes!!!!!!


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