Cumberland Park vs Lockleys

The median house price is $1.5M in Cumberland Park and $1.5M in Lockleys, so Cumberland Park is the cheaper entry point, with Lockleys houses about 1% dearer.

For units, Cumberland Park sits at a median of $775K against $610K in Lockleys, which makes Lockleys the more affordable unit market and Cumberland Park the pricier one.

On cash flow, Lockleys leads: houses there return a gross rental yield of 2.60%, compared with 2.38% in Cumberland Park, a gap of 0.22 percentage points.

Over the past year house prices moved +15.1% in Cumberland Park and +10.8% in Lockleys (an estimate), so recent momentum favours Cumberland Park, although both suburbs recorded growth.

Rental vacancy is 0.7% in Lockleys and 1.0% in Cumberland Park, so landlords in Lockleys face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Lockleys is the bigger suburb, with a population of 5,987 against 2,571, roughly 2.3 times the size of Cumberland Park; a larger suburb usually means a deeper pool of buyers and tenants.

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