Berry vs Forresters Beach

Houses cost about the same in both suburbs: the median house price is $1.7M in Berry and $1.7M in Forresters Beach.

For units, Berry sits at a median of $790K against $1.2M in Forresters Beach, which makes Berry the more affordable unit market and Forresters Beach the pricier one.

On cash flow, Forresters Beach leads: houses there return a gross rental yield of 2.98%, compared with 2.60% in Berry, a gap of 0.38 percentage points.

Over the past year house prices moved +2.3% in Berry and +8.7% in Forresters Beach, so recent momentum favours Forresters Beach, although both suburbs recorded growth.

Looking back three years, Berry houses are -2.4% and Forresters Beach houses +9.4%, so Forresters Beach has compounded faster than Berry over the longer window.

Rental vacancy is 0.9% in Forresters Beach and 2.3% in Berry, so landlords in Forresters Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Forresters Beach is the bigger suburb, with a population of 3,354 against 3,098, larger than Berry; a larger suburb usually means a deeper pool of buyers and tenants.

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