Beverly Hills vs Kogarah

Houses cost about the same in both suburbs: the median house price is $1.9M in Beverly Hills and $1.9M in Kogarah.

For units, Beverly Hills sits at a median of $820K against $745K in Kogarah, which makes Kogarah the more affordable unit market and Beverly Hills the pricier one.

Gross rental yield on houses is effectively level, at 2.45% in Beverly Hills and 2.46% in Kogarah, so neither suburb has a cash flow edge on houses.

Over the past year house prices moved +8.6% in Beverly Hills and +5.9% in Kogarah (an estimate), so recent momentum favours Beverly Hills, although both suburbs recorded growth.

Rental vacancy is 0.8% in Kogarah and 1.6% in Beverly Hills, 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 10,483, larger than Beverly Hills; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Beverly Hills 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.