Alderley vs Newmarket

The median house price is $1.7M in Alderley and $1.7M in Newmarket, so Newmarket is the cheaper entry point, with Alderley houses about 1% dearer.

For units, Alderley sits at a median of $855K against $850K in Newmarket, which makes Newmarket the more affordable unit market and Alderley the pricier one.

On cash flow, Newmarket leads: houses there return a gross rental yield of 2.55%, compared with 2.46% in Alderley, a gap of 0.09 percentage points.

Over the past year house prices moved +12.7% in Alderley and +10.5% in Newmarket, so recent momentum favours Alderley, although both suburbs recorded growth.

Looking back three years, Alderley houses are +35.9% and Newmarket houses +29.5%, so Alderley has compounded faster than Newmarket over the longer window.

Rental vacancy is 1.2% in Newmarket and 1.8% in Alderley, so landlords in Newmarket 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 5,083, larger than Newmarket; a larger suburb usually means a deeper pool of buyers and tenants.

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