Green Point vs Singleton

Houses cost about the same in both suburbs: the median house price is $715K in Green Point and $715K in Singleton.

For units, Green Point sits at a median of $545K against $430K in Singleton, which makes Singleton the more affordable unit market and Green Point the pricier one.

On cash flow, Singleton leads: houses there return a gross rental yield of 4.61%, compared with 4.36% in Green Point, a gap of 0.25 percentage points.

Over the past year house prices moved +3.0% in Green Point (an estimate) and +8.8% in Singleton (an estimate), so recent momentum favours Singleton, although both suburbs recorded growth.

Rental vacancy is 0.8% in Singleton and 8.5% in Green Point, so landlords in Singleton face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Singleton is the bigger suburb, with a population of 5,185 against 522, roughly 10 times the size of Green Point; a larger suburb usually means a deeper pool of buyers and tenants.

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