Brunswick and Fitzroy are inner-north Melbourne’s two most culturally distinct suburbs — and two very different investment propositions. Fitzroy is fully gentrified, near-peak priced, and globally recognised. Brunswick is still mid-gentrification with stronger growth momentum and significantly lower entry price. GeeVee scores Brunswick 7.9/10 vs Fitzroy 7.6/10.
Head-to-Head Comparison Table
| Factor | Brunswick | Fitzroy | Winner |
|---|---|---|---|
| Median house price | $1.28M | $1.82M | Brunswick (accessibility) |
| Median unit price | $580k | $720k | Brunswick |
| Gross house yield | 4.5% | 4.2% | Brunswick |
| Gross unit yield | 5.1% | 4.6% | Brunswick |
| Annual house growth | +5.9% | +5.4% | Brunswick |
| Vacancy rate | 0.8% | 0.6% | Fitzroy |
| Walk score | 89 | 96 | Fitzroy |
| Gentrification upside | Medium-high | Near-zero (complete) | Brunswick |
| Entry deposit (20%) | $256k | $364k | Brunswick |
| GeeVee score | 7.9/10 | 7.6/10 | Brunswick |
The Verdict
For investors in 2026, Brunswick wins on every financial metric. Lower entry price, higher yield, stronger recent growth, and more gentrification upside remaining. Fitzroy wins on lifestyle completeness and walkability — but those factors are already fully priced in at $1.82M. For owner-occupiers who want the most complete inner-Melbourne lifestyle, Fitzroy is still hard to beat. For investors maximising return on capital, Brunswick is the clear choice.
Access Off-Market Properties in Both Suburbs
Join the Collings portal for off-market access in Brunswick and Fitzroy: collings.com.au/portal
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