Alderley vs Clagiraba

The median house price is $1.7M in Alderley and $1.7M in Clagiraba, so Clagiraba is the cheaper entry point.

For units, Alderley sits at a median of $855K against $1.3M in Clagiraba, which makes Alderley the more affordable unit market and Clagiraba the pricier one.

On cash flow, Alderley leads: houses there return a gross rental yield of 2.46%, compared with 2.37% in Clagiraba, a gap of 0.09 percentage points.

Over the past year house prices moved +12.7% in Alderley and +17.3% in Clagiraba, so recent momentum favours Clagiraba, although both suburbs recorded growth.

Looking back three years, Alderley houses are +35.9% and Clagiraba houses +41.8%, so Clagiraba has compounded faster than Alderley over the longer window.

Rental vacancy is 1.8% in Alderley and 2.9% in Clagiraba, so landlords in Alderley 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 651, roughly 10 times the size of Clagiraba; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Alderley for rental income, Clagiraba for a lower purchase price, Clagiraba 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.