Benowa vs Moffat Beach

The median house price is $1.8M in Benowa and $1.8M in Moffat Beach, so Benowa is the cheaper entry point, with Moffat Beach houses about 1% dearer.

For units, Benowa sits at a median of $1M against $1.6M in Moffat Beach, which makes Benowa the more affordable unit market and Moffat Beach the pricier one.

On cash flow, Benowa leads: houses there return a gross rental yield of 3.92%, compared with 2.61% in Moffat Beach, a gap of 1.31 percentage points.

Over the past year house prices moved +16.9% in Benowa and +14.4% in Moffat Beach (an estimate), so recent momentum favours Benowa, although both suburbs recorded growth.

Rental vacancy is 0.6% in Moffat Beach and 2.0% in Benowa, so landlords in Moffat Beach 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 2,691, roughly 3.7 times the size of Moffat Beach; a larger suburb usually means a deeper pool of buyers and tenants.

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