Allenby Gardens vs Salisbury East

For units, Allenby Gardens sits at a median of $920K against $525K in Salisbury East, which makes Salisbury East the more affordable unit market and Allenby Gardens the pricier one.

On cash flow, Salisbury East leads: houses there return a gross rental yield of 3.86%, compared with 3.28% in Allenby Gardens, a gap of 0.58 percentage points.

Over the past year house prices moved +8.0% in Allenby Gardens and +16.6% in Salisbury East, so recent momentum favours Salisbury East, although both suburbs recorded growth.

Looking back three years, Allenby Gardens houses are +33.1% and Salisbury East houses +51.5%, so Salisbury East has compounded faster than Allenby Gardens over the longer window.

Rental vacancy is 0.3% in Allenby Gardens and 1.7% in Salisbury East, 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.

Salisbury East is the bigger suburb, with a population of 9,273 against 2,045, roughly 4.5 times the size of Allenby Gardens; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Salisbury East for rental income, Salisbury East 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.