Bundall vs Noosa Heads

The median house price is $2.4M in Bundall and $2.5M in Noosa Heads, so Bundall is the cheaper entry point, with Noosa Heads houses about 3% dearer.

On cash flow, Bundall leads: houses there return a gross rental yield of 3.10%, compared with 2.64% in Noosa Heads, a gap of 0.46 percentage points.

Over the past year house prices moved +15.3% in Bundall and +6.4% in Noosa Heads, so recent momentum favours Bundall, although both suburbs recorded growth.

Looking back three years, Bundall houses are +37.4% and Noosa Heads houses +19.4%, so Bundall has compounded faster than Noosa Heads over the longer window.

Rental vacancy is 0.8% in Noosa Heads and 2.2% in Bundall, so landlords in Noosa Heads face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Noosa Heads is the bigger suburb, with a population of 5,120 against 4,895, larger than Bundall; a larger suburb usually means a deeper pool of buyers and tenants.

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