Cambridge vs Lillico

The median house price is $890K in Cambridge and $865K in Lillico, so Lillico is the cheaper entry point, with Cambridge houses about 3% dearer.

On cash flow, Cambridge leads: houses there return a gross rental yield of 3.68%, compared with 2.96% in Lillico, a gap of 0.72 percentage points.

Over the past year house prices moved +11.2% in Cambridge and +7.8% in Lillico (an estimate), so recent momentum favours Cambridge, although both suburbs recorded growth.

Rental vacancy is 0.8% in Cambridge and 4.2% in Lillico, so landlords in Cambridge face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Cambridge is the bigger suburb, with a population of 1,454 against 24, roughly 61 times the size of Lillico; a larger suburb usually means a deeper pool of buyers and tenants.

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