Glenroy vs Raglan

The median house price is $710K in Glenroy and $700K in Raglan, so Raglan is the cheaper entry point, with Glenroy houses about 1% dearer.

On cash flow, Raglan leads: houses there return a gross rental yield of 4.40%, compared with 4.00% in Glenroy, a gap of 0.40 percentage points.

Over the past year house prices moved +12.7% in Glenroy and +8.0% in Raglan, so recent momentum favours Glenroy, although both suburbs recorded growth.

Looking back three years, Glenroy houses are +30.1% and Raglan houses +27.6%, so Glenroy has compounded faster than Raglan over the longer window.

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

Glenroy is the bigger suburb, with a population of 3,528 against 1,272, roughly 2.8 times the size of Raglan; a larger suburb usually means a deeper pool of buyers and tenants.

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