East Albury vs Moruya

The median house price is $795K in East Albury and $800K in Moruya, so East Albury is the cheaper entry point, with Moruya houses about 1% dearer.

On cash flow, Moruya leads: houses there return a gross rental yield of 4.03%, compared with 3.95% in East Albury, a gap of 0.08 percentage points.

Over the past year house prices moved +10.8% in East Albury and +3.4% in Moruya, so recent momentum favours East Albury, although both suburbs recorded growth.

Looking back three years, East Albury houses are +9.3% and Moruya houses +2.5%, so East Albury has compounded faster than Moruya over the longer window.

Rental vacancy is 0.4% in Moruya and 1.4% in East Albury, so landlords in Moruya face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

East Albury is the bigger suburb, with a population of 6,224 against 4,295, larger than Moruya; a larger suburb usually means a deeper pool of buyers and tenants.

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