Boston vs Noarlunga Downs
Property investment comparison - Boston, SA 5607 vs Noarlunga Downs, SA 5168
Head-to-head across core investment metrics: Boston wins 0, Noarlunga Downs wins 5. 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 | Boston | Noarlunga Downs |
|---|---|---|
| Median house price | $825K | $815K |
| Median unit price | $375K | - |
| Gross rental yield (houses) | 4.37% | - |
| Gross rental yield (units) | 3.55% | 4.21% |
| 1-year house growth | +0.7% | +12.2% |
| 3-year house growth | +34.0% | +38.5% |
| Vacancy rate | 4.8% | 0.3% |
| Population | 1,169 | 4,031 |
Boston vs Noarlunga Downs: what the numbers say
The median house price is $825K in Boston and $815K in Noarlunga Downs, so Noarlunga Downs is the cheaper entry point, with Boston houses about 1% dearer.
Over the past year house prices moved +0.7% in Boston and +12.2% in Noarlunga Downs, so recent momentum favours Noarlunga Downs, although both suburbs recorded growth.
Looking back three years, Boston houses are +34.0% and Noarlunga Downs houses +38.5%, so Noarlunga Downs has compounded faster than Boston over the longer window.
Rental vacancy is 0.3% in Noarlunga Downs and 4.8% in Boston, so landlords in Noarlunga Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Noarlunga Downs is the bigger suburb, with a population of 4,031 against 1,169, roughly 3.4 times the size of Boston; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Noarlunga Downs for a lower purchase price, Noarlunga Downs for recent price momentum, Noarlunga Downs for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Noarlunga Downs, SA 5168
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