Carlton vs Eveleigh

Houses cost about the same in both suburbs: the median house price is $1.9M in Carlton and $1.9M in Eveleigh.

For units, Carlton sits at a median of $820K against $1.2M in Eveleigh, which makes Carlton the more affordable unit market and Eveleigh the pricier one.

On cash flow, Eveleigh leads: houses there return a gross rental yield of 3.76%, compared with 2.42% in Carlton, a gap of 1.34 percentage points.

Over the past year house prices moved +3.4% in Carlton (an estimate) and +4.0% in Eveleigh (an estimate), so recent momentum favours Eveleigh, although both suburbs recorded growth.

Rental vacancy is 1.2% in Eveleigh and 1.6% in Carlton, so landlords in Eveleigh face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Carlton is the bigger suburb, with a population of 10,631 against 606, roughly 18 times the size of Eveleigh; a larger suburb usually means a deeper pool of buyers and tenants.

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