Boynedale vs Mount Morgan
Property investment comparison - Boynedale, QLD 4680 vs Mount Morgan, QLD 4714
Head-to-head across core investment metrics: Boynedale wins 1, Mount Morgan wins 2. 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 | Boynedale | Mount Morgan |
|---|---|---|
| Median house price | $380K | $370K |
| Median unit price | - | $470K |
| Gross rental yield (houses) | 7.83% | 5.83% |
| Gross rental yield (units) | - | 5.38% |
| 1-year house growth | - | - |
| 3-year house growth | - | - |
| Vacancy rate | 2.3% | 1.1% |
| Population | 13 | 2,018 |
Boynedale vs Mount Morgan: what the numbers say
The median house price is $380K in Boynedale and $370K in Mount Morgan, so Mount Morgan is the cheaper entry point, with Boynedale houses about 3% dearer.
On cash flow, Boynedale leads: houses there return a gross rental yield of 7.83%, compared with 5.83% in Mount Morgan, a gap of 2.00 percentage points.
Rental vacancy is 1.1% in Mount Morgan and 2.3% in Boynedale, so landlords in Mount Morgan face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Mount Morgan is the bigger suburb, with a population of 2,018 against 13, roughly 155 times the size of Boynedale; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boynedale for rental income, Mount Morgan for a lower purchase price, Mount Morgan for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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