Allenby Gardens vs Riverglades

For units, Allenby Gardens sits at a median of $920K against $520K in Riverglades, which makes Riverglades the more affordable unit market and Allenby Gardens the pricier one.

On cash flow, Riverglades leads: houses there return a gross rental yield of 3.60%, compared with 3.28% in Allenby Gardens, a gap of 0.32 percentage points.

Over the past year house prices moved +8.0% in Allenby Gardens and +13.8% in Riverglades, so recent momentum favours Riverglades, although both suburbs recorded growth.

Looking back three years, Allenby Gardens houses are +33.1% and Riverglades houses +55.6%, so Riverglades has compounded faster than Allenby Gardens over the longer window.

Rental vacancy is 0.3% in Allenby Gardens and 2.0% in Riverglades, 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.

Allenby Gardens is the bigger suburb, with a population of 2,045 against 856, roughly 2.4 times the size of Riverglades; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Riverglades for rental income, Riverglades 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.