Beaumont Hills vs Newington

The median house price is $1.9M in Beaumont Hills and $1.9M in Newington, so Newington is the cheaper entry point, with Beaumont Hills houses about 1% dearer.

For units, Beaumont Hills sits at a median of $670K against $845K in Newington, which makes Beaumont Hills the more affordable unit market and Newington the pricier one.

On cash flow, Newington leads: houses there return a gross rental yield of 2.83%, compared with 2.64% in Beaumont Hills, a gap of 0.19 percentage points.

Over the past year house prices moved +7.0% in Beaumont Hills and +2.5% in Newington, so recent momentum favours Beaumont Hills, although both suburbs recorded growth.

Looking back three years, Beaumont Hills houses are -0.3% and Newington houses +12.9%, so Newington has compounded faster than Beaumont Hills over the longer window.

Rental vacancy is 1.9% in Newington and 2.0% in Beaumont Hills, so landlords in Newington 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 5,648, larger than Newington; a larger suburb usually means a deeper pool of buyers and tenants.

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