Calderwood vs Hamilton North

Houses cost about the same in both suburbs: the median house price is $1.1M in Calderwood and $1.1M in Hamilton North.

On cash flow, Calderwood leads: houses there return a gross rental yield of 4.00%, compared with 3.50% in Hamilton North, a gap of 0.50 percentage points.

Over the past year house prices moved +16.5% in Calderwood and +4.7% in Hamilton North, so recent momentum favours Calderwood, although both suburbs recorded growth.

Looking back three years, Calderwood houses are +22.6% and Hamilton North houses +17.5%, so Calderwood has compounded faster than Hamilton North over the longer window.

Rental vacancy is 0.1% in Calderwood and 0.4% in Hamilton North, so landlords in Calderwood face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Calderwood is the bigger suburb, with a population of 3,013 against 934, roughly 3.2 times the size of Hamilton North; a larger suburb usually means a deeper pool of buyers and tenants.

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