Annandale vs Bouldercombe
Property investment comparison - Annandale, QLD 4814 vs Bouldercombe, QLD 4702
Head-to-head across core investment metrics: Annandale wins 1, Bouldercombe wins 3. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Annandale | Bouldercombe |
|---|---|---|
| Median house price | $770K | $765K |
| Median unit price | - | $595K |
| Gross rental yield (houses) | - | 4.30% |
| Gross rental yield (units) | 5.23% | 4.22% |
| 1-year house growth | +13.8% | +13.8%estimate |
| 3-year house growth | +63.0% | - |
| Vacancy rate | 1.7% | 1.6% |
| Population | 8,376 | 1,117 |
Annandale vs Bouldercombe: what the numbers say
The median house price is $770K in Annandale and $765K in Bouldercombe, so Bouldercombe is the cheaper entry point, with Annandale houses about 1% dearer.
Over the past year house prices moved +13.8% in Annandale and +13.8% in Bouldercombe (an estimate), so recent momentum favours Bouldercombe, although both suburbs recorded growth.
Rental vacancy is 1.6% in Bouldercombe and 1.7% in Annandale, so landlords in Bouldercombe face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Annandale is the bigger suburb, with a population of 8,376 against 1,117, roughly 7 times the size of Bouldercombe; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bouldercombe for a lower purchase price, Bouldercombe for recent price momentum, Bouldercombe for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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