Blacks Beach vs One Mile

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

On cash flow, Blacks Beach leads: houses there return a gross rental yield of 4.88%, compared with 3.71% in One Mile, a gap of 1.17 percentage points.

Over the past year house prices moved +20.0% in Blacks Beach and +17.8% in One Mile, so recent momentum favours Blacks Beach, although both suburbs recorded growth.

Looking back three years, Blacks Beach houses are +70.0% and One Mile houses +67.3%, so Blacks Beach has compounded faster than One Mile over the longer window.

Rental vacancy is 0.3% in One Mile and 2.9% in Blacks Beach, so landlords in One Mile face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Blacks Beach is the bigger suburb, with a population of 4,153 against 2,038, roughly 2.0 times the size of One Mile; 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, One Mile for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.