Black Hill vs Kangaroo Flat

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

For units, Black Hill sits at a median of $455K against $415K in Kangaroo Flat, which makes Kangaroo Flat the more affordable unit market and Black Hill the pricier one.

On cash flow, Kangaroo Flat leads: houses there return a gross rental yield of 4.59%, compared with 3.83% in Black Hill, a gap of 0.76 percentage points.

Over the past year house prices moved +10.6% in Black Hill and +11.5% in Kangaroo Flat, so recent momentum favours Kangaroo Flat, although both suburbs recorded growth.

Looking back three years, Black Hill houses are -5.8% and Kangaroo Flat houses +20.0%, so Kangaroo Flat has compounded faster than Black Hill over the longer window.

Rental vacancy is 1.2% in Black Hill and 1.3% in Kangaroo Flat, 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.

Kangaroo Flat is the bigger suburb, with a population of 11,328 against 2,124, roughly 5 times the size of Black Hill; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Kangaroo Flat for rental income, Kangaroo Flat 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.