Carramar vs Leschenault

The median house price is $1.1M in Carramar and $1.1M in Leschenault, so Carramar is the cheaper entry point, with Leschenault houses about 1% dearer.

For units, Carramar sits at a median of $880K against $205K in Leschenault, which makes Leschenault the more affordable unit market and Carramar the pricier one.

On cash flow, Carramar leads: houses there return a gross rental yield of 4.23%, compared with 3.60% in Leschenault, a gap of 0.63 percentage points.

Over the past year house prices moved +23.5% in Carramar and +19.6% in Leschenault (an estimate), so recent momentum favours Carramar, although both suburbs recorded growth.

Rental vacancy is 0.6% in Carramar and 1.4% in Leschenault, so landlords in Carramar face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Carramar is the bigger suburb, with a population of 7,178 against 3,058, roughly 2.3 times the size of Leschenault; a larger suburb usually means a deeper pool of buyers and tenants.

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