Alderley vs Bonogin

For units, Alderley sits at a median of $855K against $1.5M in Bonogin, which makes Alderley the more affordable unit market and Bonogin the pricier one.

On cash flow, Bonogin leads: houses there return a gross rental yield of 3.43%, compared with 2.46% in Alderley, a gap of 0.97 percentage points.

Over the past year house prices moved +12.7% in Alderley and +5.7% in Bonogin, so recent momentum favours Alderley, although both suburbs recorded growth.

Looking back three years, Alderley houses are +35.9% and Bonogin houses +30.1%, so Alderley has compounded faster than Bonogin over the longer window.

Rental vacancy is 1.7% in Bonogin and 1.8% in Alderley, so landlords in Bonogin face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Alderley is the bigger suburb, with a population of 6,748 against 4,896, larger than Bonogin; a larger suburb usually means a deeper pool of buyers and tenants.

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