Bangalow vs North Avoca

Houses cost about the same in both suburbs: the median house price is $1.6M in Bangalow and $1.6M in North Avoca.

On cash flow, Bangalow leads: houses there return a gross rental yield of 3.60%, compared with 2.90% in North Avoca, a gap of 0.70 percentage points.

Over the past year house prices moved +3.3% in Bangalow and +2.2% in North Avoca, so recent momentum favours Bangalow, although both suburbs recorded growth.

Looking back three years, Bangalow houses are +8.2% and North Avoca houses +15.1%, so North Avoca has compounded faster than Bangalow over the longer window.

Rental vacancy is 1.7% in North Avoca and 1.9% in Bangalow, so landlords in North Avoca face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Bangalow is the bigger suburb, with a population of 2,752 against 2,318, larger than North Avoca; a larger suburb usually means a deeper pool of buyers and tenants.

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