Alderley vs Burleigh Waters

For units, Alderley sits at a median of $855K against $1.0M in Burleigh Waters, which makes Alderley the more affordable unit market and Burleigh Waters the pricier one.

On cash flow, Burleigh Waters leads: houses there return a gross rental yield of 3.70%, compared with 2.46% in Alderley, a gap of 1.24 percentage points.

Over the past year house prices moved +12.7% in Alderley and +5.8% in Burleigh Waters, so recent momentum favours Alderley, although both suburbs recorded growth.

Looking back three years, Alderley houses are +35.9% and Burleigh Waters houses +23.4%, so Alderley has compounded faster than Burleigh Waters over the longer window.

Rental vacancy is 1.8% in Alderley and 2.1% in Burleigh Waters, so landlords in Alderley face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Burleigh Waters is the bigger suburb, with a population of 14,556 against 6,748, roughly 2.2 times the size of Alderley; a larger suburb usually means a deeper pool of buyers and tenants.

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