Clagiraba vs Newmarket

The median house price is $1.7M in Clagiraba and $1.7M in Newmarket, so Newmarket is the cheaper entry point.

For units, Clagiraba sits at a median of $1.3M against $850K in Newmarket, which makes Newmarket the more affordable unit market and Clagiraba the pricier one.

On cash flow, Newmarket leads: houses there return a gross rental yield of 2.55%, compared with 2.37% in Clagiraba, a gap of 0.18 percentage points.

Over the past year house prices moved +17.3% in Clagiraba and +10.5% in Newmarket, so recent momentum favours Clagiraba, although both suburbs recorded growth.

Looking back three years, Clagiraba houses are +41.8% and Newmarket houses +29.5%, so Clagiraba has compounded faster than Newmarket over the longer window.

Rental vacancy is 1.2% in Newmarket and 2.9% in Clagiraba, so landlords in Newmarket face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Newmarket is the bigger suburb, with a population of 5,083 against 651, roughly 8 times the size of Clagiraba; a larger suburb usually means a deeper pool of buyers and tenants.

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