Cornubia vs Mountain Creek

The median house price is $1.3M in Cornubia and $1.3M in Mountain Creek, so Cornubia is the cheaper entry point.

For units, Cornubia sits at a median of $750K against $805K in Mountain Creek, which makes Cornubia the more affordable unit market and Mountain Creek the pricier one.

On cash flow, Mountain Creek leads: houses there return a gross rental yield of 3.63%, compared with 3.36% in Cornubia, a gap of 0.27 percentage points.

Over the past year house prices moved +13.0% in Cornubia and +11.6% in Mountain Creek, so recent momentum favours Cornubia, although both suburbs recorded growth.

Looking back three years, Cornubia houses are +41.3% and Mountain Creek houses +27.4%, so Cornubia has compounded faster than Mountain Creek over the longer window.

Rental vacancy is 0.8% in Mountain Creek and 1.2% in Cornubia, so landlords in Mountain Creek face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Mountain Creek is the bigger suburb, with a population of 11,950 against 7,810, larger than Cornubia; a larger suburb usually means a deeper pool of buyers and tenants.

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