Glenroy vs Selby

Houses cost about the same in both suburbs: the median house price is $870K in Glenroy and $870K in Selby.

For units, Glenroy sits at a median of $630K against $655K in Selby, which makes Glenroy the more affordable unit market and Selby the pricier one.

On cash flow, Selby leads: houses there return a gross rental yield of 4.17%, compared with 3.52% in Glenroy, a gap of 0.65 percentage points.

Over the past year house prices moved +5.6% in Glenroy and +2.4% in Selby, so recent momentum favours Glenroy, although both suburbs recorded growth.

Looking back three years, Glenroy houses are +9.8% and Selby houses +2.4%, so Glenroy has compounded faster than Selby over the longer window.

Rental vacancy is 1.5% in Glenroy and 2.3% in Selby, so landlords in Glenroy 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 23,792 against 1,626, roughly 15 times the size of Selby; a larger suburb usually means a deeper pool of buyers and tenants.

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