Black Hill vs Glengarry

Houses cost about the same in both suburbs: the median house price is $610K in Black Hill and $610K in Glengarry.

For units, Black Hill sits at a median of $455K against $425K in Glengarry, which makes Glengarry the more affordable unit market and Black Hill the pricier one.

On cash flow, Black Hill leads: houses there return a gross rental yield of 3.83%, compared with 3.01% in Glengarry, a gap of 0.82 percentage points.

Over the past year house prices moved +10.6% in Black Hill and +3.6% in Glengarry (an estimate), so recent momentum favours Black Hill, although both suburbs recorded growth.

Rental vacancy is 1.2% in Black Hill and 1.6% in Glengarry, so landlords in Black Hill face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Black Hill is the bigger suburb, with a population of 2,124 against 1,113, larger than Glengarry; a larger suburb usually means a deeper pool of buyers and tenants.

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