Boambee East vs Windermere Park

Houses cost about the same in both suburbs: the median house price is $840K in Boambee East and $840K in Windermere Park.

For units, Boambee East sits at a median of $625K against $590K in Windermere Park, which makes Windermere Park the more affordable unit market and Boambee East the pricier one.

On cash flow, Boambee East leads: houses there return a gross rental yield of 4.30%, compared with 3.82% in Windermere Park, a gap of 0.48 percentage points.

Over the past year house prices moved +9.1% in Boambee East and +11.2% in Windermere Park, so recent momentum favours Windermere Park, although both suburbs recorded growth.

Looking back three years, Boambee East houses are +14.8% and Windermere Park houses +17.7%, so Windermere Park has compounded faster than Boambee East over the longer window.

Rental vacancy is 1.3% in Boambee East and 2.4% in Windermere Park, so landlords in Boambee East face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Boambee East is the bigger suburb, with a population of 5,304 against 722, roughly 7 times the size of Windermere Park; a larger suburb usually means a deeper pool of buyers and tenants.

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