Boynedale vs Tully
Property investment comparison - Boynedale, QLD 4680 vs Tully, QLD 4854
Head-to-head across core investment metrics: Boynedale wins 2, Tully wins 1. 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 | Tully |
|---|---|---|
| Median house price | $380K | $385K |
| Median unit price | - | - |
| Gross rental yield (houses) | 7.83% | 5.13% |
| Gross rental yield (units) | - | 5.65% |
| 1-year house growth | - | +16.6%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 2.3% | 0.0% |
| Population | 13 | 2,368 |
Boynedale vs Tully: what the numbers say
The median house price is $380K in Boynedale and $385K in Tully, so Boynedale is the cheaper entry point, with Tully houses about 1% dearer.
On cash flow, Boynedale leads: houses there return a gross rental yield of 7.83%, compared with 5.13% in Tully, a gap of 2.70 percentage points.
Rental vacancy is 0.0% in Tully and 2.3% in Boynedale, so landlords in Tully face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Tully is the bigger suburb, with a population of 2,368 against 13, roughly 182 times the size of Boynedale; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boynedale for rental income, Boynedale for a lower purchase price, Tully 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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