Beechmont vs Caloundra West

Houses cost about the same in both suburbs: the median house price is $1.0M in Beechmont and $1.0M in Caloundra West.

For units, Beechmont sits at a median of $825K against $780K in Caloundra West, which makes Caloundra West the more affordable unit market and Beechmont the pricier one.

On cash flow, Caloundra West leads: houses there return a gross rental yield of 3.98%, compared with 3.52% in Beechmont, a gap of 0.46 percentage points.

Over the past year house prices moved +10.6% in Beechmont (an estimate) and +17.5% in Caloundra West, so recent momentum favours Caloundra West, although both suburbs recorded growth.

Rental vacancy is 1.0% in Caloundra West and 2.4% in Beechmont, so landlords in Caloundra West face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Caloundra West is the bigger suburb, with a population of 7,270 against 848, roughly 9 times the size of Beechmont; a larger suburb usually means a deeper pool of buyers and tenants.

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