Beckenham vs Goode Beach

The median house price is $870K in Beckenham and $865K in Goode Beach, so Goode Beach is the cheaper entry point, with Beckenham houses about 1% dearer.

On cash flow, Beckenham leads: houses there return a gross rental yield of 4.55%, compared with 2.73% in Goode Beach, a gap of 1.82 percentage points.

Over the past year house prices moved +20.8% in Beckenham and +20.1% in Goode Beach, so recent momentum favours Beckenham, although both suburbs recorded growth.

Looking back three years, Beckenham houses are +70.8% and Goode Beach houses +58.5%, so Beckenham has compounded faster than Goode Beach over the longer window.

Rental vacancy is 0.9% in Beckenham and 3.5% in Goode Beach, so landlords in Beckenham face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Beckenham is the bigger suburb, with a population of 9,092 against 258, roughly 35 times the size of Goode Beach; a larger suburb usually means a deeper pool of buyers and tenants.

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