Alfred Cove vs Boya

For units, Alfred Cove sits at a median of $740K against $425K in Boya, which makes Boya the more affordable unit market and Alfred Cove the pricier one.

On cash flow, Boya leads: houses there return a gross rental yield of 3.62%, compared with 3.10% in Alfred Cove, a gap of 0.52 percentage points.

Over the past year house prices moved +11.9% in Alfred Cove and +11.8% in Boya, so recent momentum favours Alfred Cove, although both suburbs recorded growth.

Looking back three years, Alfred Cove houses are +59.5% and Boya houses +40.9%, so Alfred Cove has compounded faster than Boya over the longer window.

Rental vacancy is 1.1% in Alfred Cove and 5.6% in Boya, so landlords in Alfred Cove face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Alfred Cove is the bigger suburb, with a population of 2,830 against 669, roughly 4.2 times the size of Boya; a larger suburb usually means a deeper pool of buyers and tenants.

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