Eli Waters vs Yungaburra

The median house price is $790K in Eli Waters and $795K in Yungaburra, so Eli Waters is the cheaper entry point, with Yungaburra houses about 1% dearer.

On cash flow, Eli Waters leads: houses there return a gross rental yield of 4.30%, compared with 3.80% in Yungaburra, a gap of 0.50 percentage points.

Over the past year house prices moved +14.3% in Eli Waters and +13.5% in Yungaburra, so recent momentum favours Eli Waters, although both suburbs recorded growth.

Looking back three years, Eli Waters houses are +35.2% and Yungaburra houses +31.0%, so Eli Waters has compounded faster than Yungaburra over the longer window.

Rental vacancy is 2.0% in Yungaburra and 3.2% in Eli Waters, so landlords in Yungaburra 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 1,272, roughly 3.0 times the size of Yungaburra; a larger suburb usually means a deeper pool of buyers and tenants.

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