Blackbutt North vs Kirwan
Property investment comparison - Blackbutt North, QLD 4314 vs Kirwan, QLD 4817
Head-to-head across core investment metrics: Blackbutt North wins 3, Kirwan wins 1. 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 | Blackbutt North | Kirwan |
|---|---|---|
| Median house price | $660K | $660K |
| Median unit price | $355K | - |
| Gross rental yield (houses) | 4.40% | - |
| Gross rental yield (units) | 6.39% | 4.94% |
| 1-year house growth | +17.7% | +14.6% |
| 3-year house growth | +63.2% | +68.8% |
| Vacancy rate | 1.2% | 1.4% |
| Population | 451 | 20,780 |
Blackbutt North vs Kirwan: what the numbers say
Houses cost about the same in both suburbs: the median house price is $660K in Blackbutt North and $660K in Kirwan.
Over the past year house prices moved +17.7% in Blackbutt North and +14.6% in Kirwan, so recent momentum favours Blackbutt North, although both suburbs recorded growth.
Looking back three years, Blackbutt North houses are +63.2% and Kirwan houses +68.8%, so Kirwan has compounded faster than Blackbutt North over the longer window.
Rental vacancy is 1.2% in Blackbutt North and 1.4% in Kirwan, so landlords in Blackbutt North face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kirwan is the bigger suburb, with a population of 20,780 against 451, roughly 46 times the size of Blackbutt North; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Blackbutt North for recent price momentum, Blackbutt North for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Blackbutt North, QLD 4314
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