Black River vs Rosewood
Property investment comparison - Black River, QLD 4818 vs Rosewood, QLD 4340
Head-to-head across core investment metrics: Black River wins 1, Rosewood wins 3. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Black River | Rosewood |
|---|---|---|
| Median house price | $800K | $800K |
| Median unit price | $435K | - |
| Gross rental yield (houses) | - | 3.93% |
| Gross rental yield (units) | 5.89% | 2.81% |
| 1-year house growth | +15.1% | +15.9% |
| 3-year house growth | +53.8% | +63.3% |
| Vacancy rate | 2.9% | 0.6% |
| Population | 1,493 | 3,263 |
Black River vs Rosewood: what the numbers say
Houses cost about the same in both suburbs: the median house price is $800K in Black River and $800K in Rosewood.
Over the past year house prices moved +15.1% in Black River and +15.9% in Rosewood, so recent momentum favours Rosewood, although both suburbs recorded growth.
Looking back three years, Black River houses are +53.8% and Rosewood houses +63.3%, so Rosewood has compounded faster than Black River over the longer window.
Rental vacancy is 0.6% in Rosewood and 2.9% in Black River, so landlords in Rosewood face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Rosewood is the bigger suburb, with a population of 3,263 against 1,493, roughly 2.2 times the size of Black River; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Rosewood for recent price momentum, Rosewood for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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