Dry Creek vs Middleton
Property investment comparison - Dry Creek, SA 5094 vs Middleton, SA 5213
Head-to-head across core investment metrics: Dry Creek wins 1, Middleton wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Dry Creek | Middleton |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | - | $565K |
| Gross rental yield (houses) | 2.61% | 3.06% |
| Gross rental yield (units) | 3.09% | 4.43% |
| 1-year house growth | - | +12.5% |
| 3-year house growth | - | +15.9% |
| Vacancy rate | 0.7% | 1.9% |
| Population | 232 | 1,298 |
Dry Creek vs Middleton: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Dry Creek and $1.0M in Middleton.
On cash flow, Middleton leads: houses there return a gross rental yield of 3.06%, compared with 2.61% in Dry Creek, a gap of 0.45 percentage points.
Rental vacancy is 0.7% in Dry Creek and 1.9% in Middleton, so landlords in Dry Creek face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Middleton is the bigger suburb, with a population of 1,298 against 232, roughly 6 times the size of Dry Creek; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Middleton for rental income, Dry Creek for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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