Alderley vs East Toowoomba

For units, Alderley sits at a median of $855K against $680K in East Toowoomba, which makes East Toowoomba the more affordable unit market and Alderley the pricier one.

On cash flow, East Toowoomba leads: houses there return a gross rental yield of 2.58%, compared with 2.46% in Alderley, a gap of 0.12 percentage points.

Over the past year house prices moved +12.7% in Alderley and +19.1% in East Toowoomba, so recent momentum favours East Toowoomba, although both suburbs recorded growth.

Looking back three years, Alderley houses are +35.9% and East Toowoomba houses +26.1%, so Alderley has compounded faster than East Toowoomba over the longer window.

Rental vacancy is 1.4% in East Toowoomba and 1.8% in Alderley, so landlords in East Toowoomba 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 5,953, larger than East Toowoomba; a larger suburb usually means a deeper pool of buyers and tenants.

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