Beechmont vs Kulangoor
Property investment comparison - Beechmont, QLD 4211 vs Kulangoor, QLD 4560
Head-to-head across core investment metrics: Beechmont wins 3, Kulangoor wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Beechmont | Kulangoor |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $825K | $230K |
| Gross rental yield (houses) | 3.52% | 3.41% |
| Gross rental yield (units) | 5.49% | 6.52% |
| 1-year house growth | +10.6%estimate | +3.0% |
| 3-year house growth | - | +40.9% |
| Vacancy rate | 2.4% | 2.7% |
| Population | 848 | 455 |
Beechmont vs Kulangoor: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Beechmont and $1.0M in Kulangoor.
For units, Beechmont sits at a median of $825K against $230K in Kulangoor, which makes Kulangoor the more affordable unit market and Beechmont the pricier one.
On cash flow, Beechmont leads: houses there return a gross rental yield of 3.52%, compared with 3.41% in Kulangoor, a gap of 0.11 percentage points.
Over the past year house prices moved +10.6% in Beechmont (an estimate) and +3.0% in Kulangoor, so recent momentum favours Beechmont, although both suburbs recorded growth.
Rental vacancy is 2.4% in Beechmont and 2.7% in Kulangoor, so landlords in Beechmont face less competition for tenants.
Beechmont is the bigger suburb, with a population of 848 against 455, larger than Kulangoor; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Beechmont for rental income, Beechmont for recent price momentum, Beechmont for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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