Belgian Gardens vs Kewarra Beach

Houses cost about the same in both suburbs: the median house price is $900K in Belgian Gardens and $900K in Kewarra Beach.

For units, Belgian Gardens sits at a median of $475K against $620K in Kewarra Beach, which makes Belgian Gardens the more affordable unit market and Kewarra Beach the pricier one.

Over the past year house prices moved +4.8% in Belgian Gardens and +12.5% in Kewarra Beach, so recent momentum favours Kewarra Beach, although both suburbs recorded growth.

Looking back three years, Belgian Gardens houses are +50.5% and Kewarra Beach houses +35.9%, so Belgian Gardens has compounded faster than Kewarra Beach over the longer window.

Rental vacancy is 1.5% in Kewarra Beach and 2.0% in Belgian Gardens, so landlords in Kewarra Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Kewarra Beach is the bigger suburb, with a population of 6,133 against 2,073, roughly 3.0 times the size of Belgian Gardens; a larger suburb usually means a deeper pool of buyers and tenants.

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