Buff Point vs Morisset

The median house price is $880K in Buff Point and $875K in Morisset, so Morisset is the cheaper entry point, with Buff Point houses about 1% dearer.

For units, Buff Point sits at a median of $570K against $630K in Morisset, which makes Buff Point the more affordable unit market and Morisset the pricier one.

On cash flow, Buff Point leads: houses there return a gross rental yield of 3.80%, compared with 3.68% in Morisset, a gap of 0.12 percentage points.

Over the past year house prices moved +9.7% in Buff Point and +10.3% in Morisset, so recent momentum favours Morisset, although both suburbs recorded growth.

Looking back three years, Buff Point houses are +15.3% and Morisset houses +18.2%, so Morisset has compounded faster than Buff Point over the longer window.

Rental vacancy is 0.5% in Morisset and 1.7% in Buff Point, so landlords in Morisset face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Morisset is the bigger suburb, with a population of 4,078 against 3,559, larger than Buff Point; a larger suburb usually means a deeper pool of buyers and tenants.

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