Andrews Farm vs Athelstone

For units, Andrews Farm sits at a median of $565K against $630K in Athelstone, which makes Andrews Farm the more affordable unit market and Athelstone the pricier one.

On cash flow, Andrews Farm leads: houses there return a gross rental yield of 4.20%, compared with 3.30% in Athelstone, a gap of 0.90 percentage points.

Over the past year house prices moved +13.4% in Andrews Farm and +14.1% in Athelstone, so recent momentum favours Athelstone, although both suburbs recorded growth.

Looking back three years, Andrews Farm houses are +57.8% and Athelstone houses +41.1%, so Andrews Farm has compounded faster than Athelstone over the longer window.

Rental vacancy is 0.5% in Athelstone and 1.3% in Andrews Farm, so landlords in Athelstone face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Athelstone is the bigger suburb, with a population of 9,601 against 8,699, larger than Andrews Farm; a larger suburb usually means a deeper pool of buyers and tenants.

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