Clayton Bay vs Kapunda
Property investment comparison - Clayton Bay, SA 5256 vs Kapunda, SA 5373
Head-to-head across core investment metrics: Clayton Bay wins 3, Kapunda wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Clayton Bay | Kapunda |
|---|---|---|
| Median house price | $665K | $670K |
| Median unit price | $470K | - |
| Gross rental yield (houses) | 4.15% | 4.11% |
| Gross rental yield (units) | 1.75% | 2.47% |
| 1-year house growth | +5.3% | - |
| 3-year house growth | +33.3% | +71.2% |
| Vacancy rate | 1.5% | 2.4% |
| Population | 472 | 2,947 |
Clayton Bay vs Kapunda: what the numbers say
The median house price is $665K in Clayton Bay and $670K in Kapunda, so Clayton Bay is the cheaper entry point, with Kapunda houses about 1% dearer.
Gross rental yield on houses is effectively level, at 4.15% in Clayton Bay and 4.11% in Kapunda, so neither suburb has a cash flow edge on houses.
Looking back three years, Clayton Bay houses are +33.3% and Kapunda houses +71.2%, so Kapunda has compounded faster than Clayton Bay over the longer window.
Rental vacancy is 1.5% in Clayton Bay and 2.4% in Kapunda, so landlords in Clayton Bay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kapunda is the bigger suburb, with a population of 2,947 against 472, roughly 6 times the size of Clayton Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Clayton Bay for a lower purchase price, Clayton Bay for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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