Dulong vs Upper Kedron

The median house price is $1.4M in Dulong and $1.4M in Upper Kedron, so Dulong is the cheaper entry point.

For units, Dulong sits at a median of $500K against $1.1M in Upper Kedron, which makes Dulong the more affordable unit market and Upper Kedron the pricier one.

On cash flow, Dulong leads: houses there return a gross rental yield of 3.32%, compared with 3.20% in Upper Kedron, a gap of 0.12 percentage points.

Over the past year house prices moved +14.0% in Dulong and +12.8% in Upper Kedron, so recent momentum favours Dulong, although both suburbs recorded growth.

Looking back three years, Dulong houses are +30.2% and Upper Kedron houses +40.7%, so Upper Kedron has compounded faster than Dulong over the longer window.

Rental vacancy is 1.0% in Upper Kedron and 4.7% in Dulong, so landlords in Upper Kedron face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Upper Kedron is the bigger suburb, with a population of 5,800 against 688, roughly 8 times the size of Dulong; a larger suburb usually means a deeper pool of buyers and tenants.

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