Beaumont Hills vs Kingscliff

Houses cost about the same in both suburbs: the median house price is $1.9M in Beaumont Hills and $1.9M in Kingscliff.

For units, Beaumont Hills sits at a median of $670K against $1.0M in Kingscliff, which makes Beaumont Hills the more affordable unit market and Kingscliff the pricier one.

On cash flow, Kingscliff leads: houses there return a gross rental yield of 3.45%, compared with 2.64% in Beaumont Hills, a gap of 0.81 percentage points.

Over the past year house prices moved +7.0% in Beaumont Hills and +2.6% in Kingscliff, so recent momentum favours Beaumont Hills, although both suburbs recorded growth.

Looking back three years, Beaumont Hills houses are -0.3% and Kingscliff houses +2.7%, so Kingscliff has compounded faster than Beaumont Hills over the longer window.

Rental vacancy is 2.0% in Beaumont Hills and 2.8% in Kingscliff, so landlords in Beaumont Hills face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Beaumont Hills is the bigger suburb, with a population of 9,041 against 8,355, larger than Kingscliff; a larger suburb usually means a deeper pool of buyers and tenants.

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