You are looking at Aberfeldie prices because the headline number feels weirdly low for this pocket. Here is the plain read: what houses and units actually cost in early 2026, what deposit you need, and where the market is soft.
The Verdict
The median Aberfeldie house is the buyer’s main benchmark at $884,926, but the smarter value play is a 2-bedroom unit at $370,612 if you want the postcode without carrying the full family-home bill. Houses are only down 0.4% year on year, which means sellers have softened a little, not collapsed. Units are weaker, down 1.5%, and that matters: the gap between a median house deposit and a median unit deposit is more than $100,000 before you even talk stamp duty.
The numbers say Aberfeldie is not a bargain suburb, but it is not running away from buyers either. Median days on market sits at 54 days, auction clearance is 69%, and there were 93 settled sales over the last 12 months. That is enough activity to trust the median, but not so much that every listing turns into a circus. A median 3-bedroom house needs about $176,985 for a 20% deposit, plus stamp duty around $48,670, or about $39,821 for first-home buyers with concessions. Do not anchor on the 2022 house median of $898,925 and assume you are getting a discount just because the 2026 figure is $884,926. The fall is shallow. The bad buy is paying 4-bedroom money for a tired 3-bedroom house just because the auction crowd got twitchy.
Local Reality
Aberfeldie is a small market, so the averages can feel tidy while the inspection experience is not. A well-kept 3-bedroom house around the median can still pull serious family interest, especially when it presents cleanly and avoids obvious renovation spend. The 54-day median is useful, but it does not mean good stock sits around for eight weekends. It means buyers have some room to negotiate on ordinary listings, while quality homes still move when pricing is realistic.
Use the Maribyrnong River side of Aberfeldie and the Essendon edge as your mental checks when comparing value. If a listing is pitched like a premium family home, ask whether it is actually giving you the land, condition, and layout to justify the jump toward the 4-bedroom median of $1,150,403. If it is a unit, compare it against the 2-bedroom unit median of $370,612 and the 3-bedroom unit median of $500,326 before accepting agent language about scarcity. Skip this market if you need a huge discount to make the numbers work, because the suburb has softened but not broken. If you are west of the river and mainly chasing yield, you may get a cleaner investment case by comparing nearby suburbs before committing to Aberfeldie prices.
Who This Suits
If you are a family upgrader, use the 3-bedroom house median of $884,926 as the real starting line and treat 4-bedroom stock as a separate budget conversation. If you are a first-home buyer with a tight deposit, the unit market is more realistic: a median 2-bedroom unit needs about $74,122 for a 20% deposit before purchase costs. If you are an investor, units look better on yield at 4.1% compared with houses at 3.8%, but the vacancy rate of 1.6% means you should still model downtime properly. If you are a renovation buyer, do not overpay for potential unless the purchase price clearly sits below the finished-home comparison.
Cost expectations are blunt. A median house at $884,926 is not just an $884,926 problem; it is deposit, stamp duty, borrowing capacity, inspections, conveyancing, and whatever the building report finds. A 5+ bedroom house median of $1,415,881 is a different market entirely. Units are cheaper, but a 3-bedroom unit at $500,326 can creep close enough to house territory that you need to be honest about why you are buying it.
Timing matters. Early 2026 data shows a market drifting down, not one in freefall. Autumn and spring auction campaigns can still create pressure if the property is family-friendly and well presented. In quieter weeks, especially for units or compromised houses, buyers should push harder on price and conditions. The caveat: do not wait forever for another 5% fall if the right property matches your budget now.
What to Do Next
Use the tables below as your ceiling, then inspect anything serious twice before bidding. For broader suburb context, read the Aberfeldie property market guide before you treat one auction result as the whole market.
Current Median Prices
| Property Type | Median Price | YoY Change | Rental Yield |
|---|---|---|---|
| Houses | $884,926 | -0.4% | 3.8% |
| Units/Apartments | $370,612 | -1.5% | 4.1% |
Market Indicators:
- Days on market (median): 54 days
- Auction clearance rate: 69%
- Total sales (last 12 months): 93 settled
Price Breakdown by Bedroom Count
Houses
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 2-bedroom | $619,448 | $530,955 - $707,940 |
| 3-bedroom | $884,926 | $752,187 - $1,017,664 |
| 4-bedroom | $1,150,403 | $1,017,664 - $1,327,389 |
| 5+ bedroom | $1,415,881 | $1,238,896 - $1,769,852 |
Units & Apartments
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 1-bedroom | $277,959 | $222,367 - $315,020 |
| 2-bedroom | $370,612 | $315,020 - $426,203 |
| 3-bedroom | $500,326 | $444,734 - $555,918 |
Growth Trend (5-Year View)
| Year | House Median | Unit Median |
|---|---|---|
| 2022 | $898,925 | $394,042 |
| 2023 | $895,404 | $388,049 |
| 2024 | $891,898 | $382,147 |
| 2025 | $888,405 | $376,335 |
| 2026 (YTD) | $884,926 | $370,612 |
Rental Market
Current rental medians in Aberfeldie:
| Property Type | Weekly Rent | Annual Yield |
|---|---|---|
| House (3br) | $656/wk | 3.8% |
| Unit (2br) | $290/wk | 4.1% |
Vacancy rate: 1.6% (balanced, slight tenant advantage)
Data sources: REIV quarterly median reports, Domain suburb profiles, CoreLogic RP Data. Figures represent settled sales for the 12 months to March 2026. Individual sale prices vary significantly based on condition, aspect, and exact location.
