Allenby Gardens vs Andrews Farm

For units, Allenby Gardens sits at a median of $920K against $565K in Andrews Farm, which makes Andrews Farm the more affordable unit market and Allenby Gardens the pricier one.

On cash flow, Andrews Farm leads: houses there return a gross rental yield of 4.20%, compared with 3.28% in Allenby Gardens, a gap of 0.92 percentage points.

Over the past year house prices moved +8.0% in Allenby Gardens and +13.4% in Andrews Farm, so recent momentum favours Andrews Farm, although both suburbs recorded growth.

Looking back three years, Allenby Gardens houses are +33.1% and Andrews Farm houses +57.8%, so Andrews Farm has compounded faster than Allenby Gardens over the longer window.

Rental vacancy is 0.3% in Allenby Gardens and 1.3% in Andrews Farm, so landlords in Allenby Gardens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Andrews Farm is the bigger suburb, with a population of 8,699 against 2,045, roughly 4.3 times the size of Allenby Gardens; a larger suburb usually means a deeper pool of buyers and tenants.

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