Eli Waters vs Tivoli

Houses cost about the same in both suburbs: the median house price is $790K in Eli Waters and $790K in Tivoli.

On cash flow, Eli Waters leads: houses there return a gross rental yield of 4.30%, compared with 3.91% in Tivoli, a gap of 0.39 percentage points.

Over the past year house prices moved +14.3% in Eli Waters and +19.3% in Tivoli, so recent momentum favours Tivoli, although both suburbs recorded growth.

Looking back three years, Eli Waters houses are +35.2% and Tivoli houses +76.2%, so Tivoli has compounded faster than Eli Waters over the longer window.

Rental vacancy is 0.8% in Tivoli and 3.2% in Eli Waters, so landlords in Tivoli face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Eli Waters is the bigger suburb, with a population of 3,758 against 1,460, roughly 2.6 times the size of Tivoli; a larger suburb usually means a deeper pool of buyers and tenants.

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