Croydon North vs Keilor East

The median house price is $1.1M in Croydon North and $1.1M in Keilor East, so Croydon North is the cheaper entry point, with Keilor East houses about 1% dearer.

For units, Croydon North sits at a median of $715K against $710K in Keilor East, which makes Keilor East the more affordable unit market and Croydon North the pricier one.

On cash flow, Croydon North leads: houses there return a gross rental yield of 3.57%, compared with 2.84% in Keilor East, a gap of 0.73 percentage points.

Over the past year house prices moved +0.8% in Croydon North (an estimate) and +10.8% in Keilor East, so recent momentum favours Keilor East, although both suburbs recorded growth.

Rental vacancy is 0.8% in Keilor East and 1.6% in Croydon North, so landlords in Keilor East face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Keilor East is the bigger suburb, with a population of 15,078 against 8,092, larger than Croydon North; a larger suburb usually means a deeper pool of buyers and tenants.

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