Aberfeldie vs Black Range

For units, Aberfeldie sits at a median of $685K against $365K in Black Range, which makes Black Range the more affordable unit market and Aberfeldie the pricier one.

On cash flow, Black Range leads: houses there return a gross rental yield of 2.70%, compared with 1.98% in Aberfeldie, a gap of 0.72 percentage points.

Over the past year house prices moved -0.7% in Aberfeldie (an estimate) and +11.3% in Black Range, so recent momentum favours Black Range, while Aberfeldie went backwards.

Rental vacancy is 1.5% in Aberfeldie and 6.2% in Black Range, so landlords in Aberfeldie face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Aberfeldie is the bigger suburb, with a population of 3,925 against 274, roughly 14 times the size of Black Range; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Black Range for rental income, Black Range for recent price momentum, Aberfeldie for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.