Eaton vs Spencer Park
Property investment comparison - Eaton, WA 6232 vs Spencer Park, WA 6330
Head-to-head across core investment metrics: Eaton wins 3, Spencer Park wins 1. 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 | Eaton | Spencer Park |
|---|---|---|
| Median house price | $735K | $735K |
| Median unit price | - | - |
| Gross rental yield (houses) | 4.60% | 4.50% |
| Gross rental yield (units) | 6.96% | 3.00% |
| 1-year house growth | +17.3% | - |
| 3-year house growth | +72.3% | +66.9% |
| Vacancy rate | 1.0% | 0.3% |
| Population | 8,669 | 3,445 |
Eaton vs Spencer Park: what the numbers say
Houses cost about the same in both suburbs: the median house price is $735K in Eaton and $735K in Spencer Park.
On cash flow, Eaton leads: houses there return a gross rental yield of 4.60%, compared with 4.50% in Spencer Park, a gap of 0.10 percentage points.
Looking back three years, Eaton houses are +72.3% and Spencer Park houses +66.9%, so Eaton has compounded faster than Spencer Park over the longer window.
Rental vacancy is 0.3% in Spencer Park and 1.0% in Eaton, so landlords in Spencer Park face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Eaton is the bigger suburb, with a population of 8,669 against 3,445, roughly 2.5 times the size of Spencer Park; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Eaton for rental income, Spencer Park 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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