Benowa vs Clear Mountain

Houses cost about the same in both suburbs: the median house price is $1.8M in Benowa and $1.8M in Clear Mountain.

For units, Benowa sits at a median of $1M against $400K in Clear Mountain, which makes Clear Mountain the more affordable unit market and Benowa the pricier one.

On cash flow, Benowa leads: houses there return a gross rental yield of 3.92%, compared with 2.03% in Clear Mountain, a gap of 1.89 percentage points.

Over the past year house prices moved +16.9% in Benowa and +13.2% in Clear Mountain, so recent momentum favours Benowa, although both suburbs recorded growth.

Looking back three years, Benowa houses are +19.5% and Clear Mountain houses +34.4%, so Clear Mountain has compounded faster than Benowa over the longer window.

Rental vacancy is 0.3% in Clear Mountain and 2.0% in Benowa, so landlords in Clear Mountain face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Benowa is the bigger suburb, with a population of 9,889 against 807, roughly 12 times the size of Clear Mountain; a larger suburb usually means a deeper pool of buyers and tenants.

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