Bald Hills vs Top Camp

Houses cost about the same in both suburbs: the median house price is $1.1M in Bald Hills and $1.1M in Top Camp.

For units, Bald Hills sits at a median of $780K against $790K in Top Camp, which makes Bald Hills the more affordable unit market and Top Camp the pricier one.

On cash flow, Bald Hills leads: houses there return a gross rental yield of 3.42%, compared with 3.04% in Top Camp, a gap of 0.38 percentage points.

Over the past year house prices moved +16.2% in Bald Hills and +19.2% in Top Camp (an estimate), so recent momentum favours Top Camp, although both suburbs recorded growth.

Rental vacancy is 0.9% in Bald Hills and 6.8% in Top Camp, so landlords in Bald Hills face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Bald Hills is the bigger suburb, with a population of 7,000 against 902, roughly 8 times the size of Top Camp; a larger suburb usually means a deeper pool of buyers and tenants.

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