Colonel Light Gardens vs Henley Beach South

The median house price is $1.7M in Colonel Light Gardens and $1.8M in Henley Beach South, so Colonel Light Gardens is the cheaper entry point, with Henley Beach South houses about 3% dearer.

For units, Colonel Light Gardens sits at a median of $550K against $545K in Henley Beach South, which makes Henley Beach South the more affordable unit market and Colonel Light Gardens the pricier one.

Over the past year house prices moved +15.2% in Colonel Light Gardens and +5.2% in Henley Beach South, so recent momentum favours Colonel Light Gardens, although both suburbs recorded growth.

Looking back three years, Colonel Light Gardens houses are +34.5% and Henley Beach South houses +50.1%, so Henley Beach South has compounded faster than Colonel Light Gardens over the longer window.

Rental vacancy is 0.6% in Colonel Light Gardens and 2.0% in Henley Beach South, so landlords in Colonel Light Gardens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Colonel Light Gardens is the bigger suburb, with a population of 3,311 against 2,799, larger than Henley Beach South; a larger suburb usually means a deeper pool of buyers and tenants.

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