Bungarribee vs Yarramalong

The median house price is $1.5M in Bungarribee and $1.5M in Yarramalong, so Bungarribee is the cheaper entry point.

For units, Bungarribee sits at a median of $815K against $580K in Yarramalong, which makes Yarramalong the more affordable unit market and Bungarribee the pricier one.

On cash flow, Bungarribee leads: houses there return a gross rental yield of 3.12%, compared with 2.70% in Yarramalong, a gap of 0.42 percentage points.

Over the past year house prices moved +4.1% in Bungarribee and +5.9% in Yarramalong, so recent momentum favours Yarramalong, although both suburbs recorded growth.

Looking back three years, Bungarribee houses are +20.4% and Yarramalong houses +6.3%, so Bungarribee has compounded faster than Yarramalong over the longer window.

Rental vacancy is 2.1% in Bungarribee and 10.9% in Yarramalong, so landlords in Bungarribee face less competition for tenants.

Bungarribee is the bigger suburb, with a population of 3,177 against 329, roughly 10 times the size of Yarramalong; a larger suburb usually means a deeper pool of buyers and tenants.

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