Blacks Beach vs Julago
Property investment comparison - Blacks Beach, QLD 4740 vs Julago, QLD 4816
Head-to-head across core investment metrics: Blacks Beach wins 3, Julago 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 | Blacks Beach | Julago |
|---|---|---|
| Median house price | $730K | $730K |
| Median unit price | - | $465K |
| Gross rental yield (houses) | 4.88% | 4.35% |
| Gross rental yield (units) | - | 2.70% |
| 1-year house growth | +20.0% | +16.4% |
| 3-year house growth | +70.0% | +60.3% |
| Vacancy rate | 2.9% | 2.1% |
| Population | 4,153 | 384 |
Blacks Beach vs Julago: what the numbers say
Houses cost about the same in both suburbs: the median house price is $730K in Blacks Beach and $730K in Julago.
On cash flow, Blacks Beach leads: houses there return a gross rental yield of 4.88%, compared with 4.35% in Julago, a gap of 0.53 percentage points.
Over the past year house prices moved +20.0% in Blacks Beach and +16.4% in Julago, so recent momentum favours Blacks Beach, although both suburbs recorded growth.
Looking back three years, Blacks Beach houses are +70.0% and Julago houses +60.3%, so Blacks Beach has compounded faster than Julago over the longer window.
Rental vacancy is 2.1% in Julago and 2.9% in Blacks Beach, so landlords in Julago face less competition for tenants.
Blacks Beach is the bigger suburb, with a population of 4,153 against 384, roughly 11 times the size of Julago; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Blacks Beach for rental income, Blacks Beach for recent price momentum, Julago 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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