Armadale vs Harcourt North

The median house price is $2.2M in Armadale and $2.1M in Harcourt North, so Harcourt North is the cheaper entry point, with Armadale houses about 4% dearer.

For units, Armadale sits at a median of $680K against $735K in Harcourt North, which makes Armadale the more affordable unit market and Harcourt North the pricier one.

On cash flow, Armadale leads: houses there return a gross rental yield of 2.75%, compared with 1.33% in Harcourt North, a gap of 1.42 percentage points.

Rental vacancy is 1.3% in Harcourt North and 1.4% in Armadale, so landlords in Harcourt North face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Armadale is the bigger suburb, with a population of 9,368 against 291, roughly 32 times the size of Harcourt North; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Armadale for rental income, Harcourt North for a lower purchase price, Harcourt North for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.