Clareville vs Greenhills Beach

The median house price is $3.7M in Clareville and $3.8M in Greenhills Beach, so Clareville is the cheaper entry point, with Greenhills Beach houses about 1% dearer.

For units, Clareville sits at a median of $1.1M against $970K in Greenhills Beach, which makes Greenhills Beach the more affordable unit market and Clareville the pricier one.

On cash flow, Greenhills Beach leads: houses there return a gross rental yield of 3.26%, compared with 2.08% in Clareville, a gap of 1.18 percentage points.

Over the past year house prices moved -1.5% in Clareville and +0.8% in Greenhills Beach (an estimate), so recent momentum favours Greenhills Beach, while Clareville went backwards.

Rental vacancy is 1.4% in Greenhills Beach and 11.1% in Clareville, so landlords in Greenhills Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Greenhills Beach is the bigger suburb, with a population of 1,375 against 822, larger than Clareville; a larger suburb usually means a deeper pool of buyers and tenants.

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