Aintree vs Black Range

For units, Aintree sits at a median of $575K against $365K in Black Range, which makes Black Range the more affordable unit market and Aintree the pricier one.

On cash flow, Aintree leads: houses there return a gross rental yield of 3.98%, compared with 2.70% in Black Range, a gap of 1.28 percentage points.

Over the past year house prices moved +1.1% in Aintree and +11.3% in Black Range, so recent momentum favours Black Range, although both suburbs recorded growth.

Looking back three years, Aintree houses are -3.9% and Black Range houses +51.8%, so Black Range has compounded faster than Aintree over the longer window.

Rental vacancy is 6.2% in Black Range and 14.5% in Aintree, so landlords in Black Range face less competition for tenants.

Aintree is the bigger suburb, with a population of 7,982 against 274, roughly 29 times the size of Black Range; a larger suburb usually means a deeper pool of buyers and tenants.

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