Benaraby vs Narangba

The median house price is $1.0M in Benaraby and $1.0M in Narangba, so Narangba is the cheaper entry point, with Benaraby houses about 1% dearer.

On cash flow, Narangba leads: houses there return a gross rental yield of 3.48%, compared with 2.91% in Benaraby, a gap of 0.57 percentage points.

Over the past year house prices moved +12.6% in Benaraby and +17.1% in Narangba, so recent momentum favours Narangba, although both suburbs recorded growth.

Looking back three years, Benaraby houses are +53.7% and Narangba houses +37.9%, so Benaraby has compounded faster than Narangba over the longer window.

Rental vacancy is 1.6% in Narangba and 2.6% in Benaraby, so landlords in Narangba face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Narangba is the bigger suburb, with a population of 20,910 against 1,166, roughly 18 times the size of Benaraby; a larger suburb usually means a deeper pool of buyers and tenants.

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