Caddens vs Pemulwuy

The median house price is $1.4M in Caddens and $1.4M in Pemulwuy, so Caddens is the cheaper entry point, with Pemulwuy houses about 1% dearer.

For units, Caddens sits at a median of $635K against $650K in Pemulwuy, which makes Caddens the more affordable unit market and Pemulwuy the pricier one.

On cash flow, Caddens leads: houses there return a gross rental yield of 3.70%, compared with 3.60% in Pemulwuy, a gap of 0.10 percentage points.

Over the past year house prices moved +8.0% in Caddens and +1.1% in Pemulwuy, so recent momentum favours Caddens, although both suburbs recorded growth.

Looking back three years, Caddens houses are +14.5% and Pemulwuy houses +6.0%, so Caddens has compounded faster than Pemulwuy over the longer window.

Rental vacancy is 0.9% in Caddens and 2.1% in Pemulwuy, so landlords in Caddens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Pemulwuy is the bigger suburb, with a population of 5,532 against 3,487, larger than Caddens; a larger suburb usually means a deeper pool of buyers and tenants.

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