Buff Point vs Glendale
Property investment comparison - Buff Point, NSW 2262 vs Glendale, NSW 2285
Head-to-head across core investment metrics: Buff Point wins 1, Glendale wins 4. 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 | Buff Point | Glendale |
|---|---|---|
| Median house price | $880K | $880K |
| Median unit price | $570K | - |
| Gross rental yield (houses) | 3.80% | 4.11% |
| Gross rental yield (units) | 4.76% | 2.92% |
| 1-year house growth | +9.7% | +12.0% |
| 3-year house growth | +15.3% | +32.7% |
| Vacancy rate | 1.7% | 0.2% |
| Population | 3,559 | 3,260 |
Buff Point vs Glendale: what the numbers say
Houses cost about the same in both suburbs: the median house price is $880K in Buff Point and $880K in Glendale.
On cash flow, Glendale leads: houses there return a gross rental yield of 4.11%, compared with 3.80% in Buff Point, a gap of 0.31 percentage points.
Over the past year house prices moved +9.7% in Buff Point and +12.0% in Glendale, so recent momentum favours Glendale, although both suburbs recorded growth.
Looking back three years, Buff Point houses are +15.3% and Glendale houses +32.7%, so Glendale has compounded faster than Buff Point over the longer window.
Rental vacancy is 0.2% in Glendale and 1.7% in Buff Point, so landlords in Glendale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Buff Point is the bigger suburb, with a population of 3,559 against 3,260, larger than Glendale; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Glendale for rental income, Glendale for recent price momentum, Glendale 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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