Bexley North vs Kellyville

The median house price is $2.0M in Bexley North and $2.0M in Kellyville, so Kellyville is the cheaper entry point.

For units, Bexley North sits at a median of $800K against $820K in Kellyville, which makes Bexley North the more affordable unit market and Kellyville the pricier one.

On cash flow, Bexley North leads: houses there return a gross rental yield of 2.70%, compared with 2.56% in Kellyville, a gap of 0.14 percentage points.

Over the past year house prices moved +9.9% in Bexley North and +1.9% in Kellyville (an estimate), so recent momentum favours Bexley North, although both suburbs recorded growth.

Rental vacancy is 0.8% in Bexley North and 2.1% in Kellyville, so landlords in Bexley North face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Kellyville is the bigger suburb, with a population of 27,011 against 4,281, roughly 6 times the size of Bexley North; a larger suburb usually means a deeper pool of buyers and tenants.

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