Black Rock vs Eaglemont

The median house price is $2.4M in Black Rock and $2.4M in Eaglemont, so Black Rock is the cheaper entry point, with Eaglemont houses about 3% dearer.

On cash flow, Black Rock leads: houses there return a gross rental yield of 3.00%, compared with 1.93% in Eaglemont, a gap of 1.07 percentage points.

Over the past year house prices moved -2.3% in Black Rock and -2.8% in Eaglemont, so recent momentum favours Black Rock, while Eaglemont went backwards.

Looking back three years, Black Rock houses are +4.9% and Eaglemont houses +1.5%, so Black Rock has compounded faster than Eaglemont over the longer window.

Rental vacancy is 1.1% in Black Rock and 1.3% in Eaglemont, so landlords in Black Rock face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Black Rock is the bigger suburb, with a population of 6,389 against 3,960, larger than Eaglemont; a larger suburb usually means a deeper pool of buyers and tenants.

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