Bridgeman Downs vs Kenmore Hills

The median house price is $1.6M in Bridgeman Downs and $1.6M in Kenmore Hills, so Kenmore Hills is the cheaper entry point, with Bridgeman Downs houses about 1% dearer.

On cash flow, Kenmore Hills leads: houses there return a gross rental yield of 3.21%, compared with 3.10% in Bridgeman Downs, a gap of 0.11 percentage points.

Over the past year house prices moved +14.2% in Bridgeman Downs and +4.1% in Kenmore Hills, so recent momentum favours Bridgeman Downs, although both suburbs recorded growth.

Looking back three years, Bridgeman Downs houses are +28.6% and Kenmore Hills houses +16.8%, so Bridgeman Downs has compounded faster than Kenmore Hills over the longer window.

Rental vacancy is 1.2% in Bridgeman Downs and 1.6% in Kenmore Hills, so landlords in Bridgeman Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Bridgeman Downs is the bigger suburb, with a population of 10,938 against 2,448, roughly 4.5 times the size of Kenmore Hills; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Kenmore Hills for rental income, Kenmore Hills for a lower purchase price, Bridgeman Downs for recent price momentum, Bridgeman Downs for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.