Boronia Heights vs River Heads

Houses cost about the same in both suburbs: the median house price is $870K in Boronia Heights and $870K in River Heads.

On cash flow, River Heads leads: houses there return a gross rental yield of 4.10%, compared with 3.79% in Boronia Heights, a gap of 0.31 percentage points.

Over the past year house prices moved +18.3% in Boronia Heights and +18.2% in River Heads, so recent momentum favours Boronia Heights, although both suburbs recorded growth.

Looking back three years, Boronia Heights houses are +54.5% and River Heads houses +43.2%, so Boronia Heights has compounded faster than River Heads over the longer window.

Rental vacancy is 1.6% in Boronia Heights and 3.0% in River Heads, so landlords in Boronia Heights face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Boronia Heights is the bigger suburb, with a population of 8,175 against 2,044, roughly 4.0 times the size of River Heads; a larger suburb usually means a deeper pool of buyers and tenants.

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