Blackbutt vs Plumpton

Houses cost about the same in both suburbs: the median house price is $1.1M in Blackbutt and $1.1M in Plumpton.

For units, Blackbutt sits at a median of $750K against $825K in Plumpton, which makes Blackbutt the more affordable unit market and Plumpton the pricier one.

On cash flow, Blackbutt leads: houses there return a gross rental yield of 3.87%, compared with 3.14% in Plumpton, a gap of 0.73 percentage points.

Over the past year house prices moved +7.5% in Blackbutt (an estimate) and +9.4% in Plumpton, so recent momentum favours Plumpton, although both suburbs recorded growth.

Rental vacancy is 1.1% in Blackbutt and 1.6% in Plumpton, so landlords in Blackbutt face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Plumpton is the bigger suburb, with a population of 10,070 against 3,291, roughly 3.1 times the size of Blackbutt; a larger suburb usually means a deeper pool of buyers and tenants.

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