Belmore vs Kogarah

The median house price is $1.9M in Belmore and $1.9M in Kogarah, so Belmore is the cheaper entry point.

For units, Belmore sits at a median of $665K against $745K in Kogarah, which makes Belmore the more affordable unit market and Kogarah the pricier one.

On cash flow, Kogarah leads: houses there return a gross rental yield of 2.46%, compared with 2.40% in Belmore, a gap of 0.06 percentage points.

Over the past year house prices moved +5.4% in Belmore (an estimate) and +5.9% in Kogarah (an estimate), so recent momentum favours Kogarah, although both suburbs recorded growth.

Rental vacancy is 0.8% in Kogarah and 1.1% in Belmore, so landlords in Kogarah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Kogarah is the bigger suburb, with a population of 16,416 against 13,781, larger than Belmore; a larger suburb usually means a deeper pool of buyers and tenants.

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