Aberglasslyn vs Llanarth

Houses cost about the same in both suburbs: the median house price is $860K in Aberglasslyn and $860K in Llanarth.

For units, Aberglasslyn sits at a median of $700K against $455K in Llanarth, which makes Llanarth the more affordable unit market and Aberglasslyn the pricier one.

On cash flow, Llanarth leads: houses there return a gross rental yield of 3.95%, compared with 3.90% in Aberglasslyn, a gap of 0.05 percentage points.

Over the past year house prices moved +11.1% in Aberglasslyn and +6.6% in Llanarth (an estimate), so recent momentum favours Aberglasslyn, although both suburbs recorded growth.

Rental vacancy is 1.1% in Llanarth and 2.0% in Aberglasslyn, so landlords in Llanarth face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Aberglasslyn is the bigger suburb, with a population of 6,552 against 2,302, roughly 2.8 times the size of Llanarth; a larger suburb usually means a deeper pool of buyers and tenants.

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