Eight Mile Plains vs Kenmore Hills

Houses cost about the same in both suburbs: the median house price is $1.6M in Eight Mile Plains and $1.6M in Kenmore Hills.

On cash flow, Kenmore Hills leads: houses there return a gross rental yield of 3.21%, compared with 2.70% in Eight Mile Plains, a gap of 0.51 percentage points.

Over the past year house prices moved +8.3% in Eight Mile Plains and +4.1% in Kenmore Hills, so recent momentum favours Eight Mile Plains, although both suburbs recorded growth.

Looking back three years, Eight Mile Plains houses are +39.7% and Kenmore Hills houses +16.8%, so Eight Mile Plains has compounded faster than Kenmore Hills over the longer window.

Rental vacancy is 1.0% in Eight Mile Plains and 1.6% in Kenmore Hills, so landlords in Eight Mile Plains face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Eight Mile Plains is the bigger suburb, with a population of 15,326 against 2,448, roughly 6 times the size of Kenmore Hills; a larger suburb usually means a deeper pool of buyers and tenants.

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