Blacks Beach vs Newtown

Houses cost about the same in both suburbs: the median house price is $730K in Blacks Beach and $730K in Newtown.

On cash flow, Blacks Beach leads: houses there return a gross rental yield of 4.88%, compared with 3.97% in Newtown, a gap of 0.91 percentage points.

Over the past year house prices moved +20.0% in Blacks Beach and +18.4% in Newtown, so recent momentum favours Blacks Beach, although both suburbs recorded growth.

Looking back three years, Blacks Beach houses are +70.0% and Newtown houses +60.0%, so Blacks Beach has compounded faster than Newtown over the longer window.

Rental vacancy is 0.9% in Newtown and 2.9% in Blacks Beach, so landlords in Newtown face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Newtown is the bigger suburb, with a population of 10,039 against 4,153, roughly 2.4 times the size of Blacks Beach; 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, Newtown for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.