Colebee vs Glen Alpine

Houses cost about the same in both suburbs: the median house price is $1.4M in Colebee and $1.4M in Glen Alpine.

For units, Colebee sits at a median of $720K against $525K in Glen Alpine, which makes Glen Alpine the more affordable unit market and Colebee the pricier one.

On cash flow, Colebee leads: houses there return a gross rental yield of 3.20%, compared with 3.00% in Glen Alpine, a gap of 0.20 percentage points.

Over the past year house prices moved +4.0% in Colebee and +6.9% in Glen Alpine, so recent momentum favours Glen Alpine, although both suburbs recorded growth.

Looking back three years, Colebee houses are +10.6% and Glen Alpine houses +19.4%, so Glen Alpine has compounded faster than Colebee over the longer window.

Rental vacancy is 2.2% in Colebee and 2.4% in Glen Alpine, so landlords in Colebee face less competition for tenants.

Colebee is the bigger suburb, with a population of 4,914 against 4,429, larger than Glen Alpine; a larger suburb usually means a deeper pool of buyers and tenants.

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