Beacon Hill vs Cherrybrook

Houses cost about the same in both suburbs: the median house price is $2.4M in Beacon Hill and $2.4M in Cherrybrook.

For units, Beacon Hill sits at a median of $2.1M against $1.6M in Cherrybrook, which makes Cherrybrook the more affordable unit market and Beacon Hill the pricier one.

On cash flow, Beacon Hill leads: houses there return a gross rental yield of 2.90%, compared with 2.49% in Cherrybrook, a gap of 0.41 percentage points.

Over the past year house prices moved +0.1% in Beacon Hill (an estimate) and -0.8% in Cherrybrook, so recent momentum favours Beacon Hill, while Cherrybrook went backwards.

Rental vacancy is 1.4% in Cherrybrook and 2.0% in Beacon Hill, so landlords in Cherrybrook face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Cherrybrook is the bigger suburb, with a population of 19,082 against 7,814, roughly 2.4 times the size of Beacon Hill; a larger suburb usually means a deeper pool of buyers and tenants.

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