Eagleby vs Yarrabilba

Houses cost about the same in both suburbs: the median house price is $845K in Eagleby and $845K in Yarrabilba.

For units, Eagleby sits at a median of $640K against $700K in Yarrabilba, which makes Eagleby the more affordable unit market and Yarrabilba the pricier one.

On cash flow, Yarrabilba leads: houses there return a gross rental yield of 3.98%, compared with 3.77% in Eagleby, a gap of 0.21 percentage points.

Over the past year house prices moved +20.1% in Eagleby (an estimate) and +19.0% in Yarrabilba, so recent momentum favours Eagleby, although both suburbs recorded growth.

Rental vacancy is 1.1% in Eagleby and 1.5% in Yarrabilba, so landlords in Eagleby face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Eagleby is the bigger suburb, with a population of 13,594 against 10,240, larger than Yarrabilba; a larger suburb usually means a deeper pool of buyers and tenants.

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