Greenwell Point vs Toormina

The median house price is $805K in Greenwell Point and $800K in Toormina, so Toormina is the cheaper entry point, with Greenwell Point houses about 1% dearer.

For units, Greenwell Point sits at a median of $620K against $500K in Toormina, which makes Toormina the more affordable unit market and Greenwell Point the pricier one.

On cash flow, Toormina leads: houses there return a gross rental yield of 4.40%, compared with 3.81% in Greenwell Point, a gap of 0.59 percentage points.

Over the past year house prices moved +4.0% in Greenwell Point (an estimate) and +9.6% in Toormina, so recent momentum favours Toormina, although both suburbs recorded growth.

Rental vacancy is 0.8% in Toormina and 1.7% in Greenwell Point, so landlords in Toormina face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Toormina is the bigger suburb, with a population of 6,171 against 1,245, roughly 5.0 times the size of Greenwell Point; a larger suburb usually means a deeper pool of buyers and tenants.

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