Culburra Beach vs Woongarrah

Houses cost about the same in both suburbs: the median house price is $1.1M in Culburra Beach and $1.1M in Woongarrah.

On cash flow, Woongarrah leads: houses there return a gross rental yield of 4.00%, compared with 2.88% in Culburra Beach, a gap of 1.12 percentage points.

Over the past year house prices moved +4.0% in Culburra Beach and +9.8% in Woongarrah, so recent momentum favours Woongarrah, although both suburbs recorded growth.

Looking back three years, Culburra Beach houses are +12.1% and Woongarrah houses +16.1%, so Woongarrah has compounded faster than Culburra Beach over the longer window.

Rental vacancy is 1.7% in Woongarrah and 1.7% in Culburra Beach, so landlords in Woongarrah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Woongarrah is the bigger suburb, with a population of 5,962 against 2,946, roughly 2.0 times the size of Culburra Beach; a larger suburb usually means a deeper pool of buyers and tenants.

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