Heritage Park vs Narangba

Houses cost about the same in both suburbs: the median house price is $1.0M in Heritage Park and $1.0M in Narangba.

For units, Heritage Park sits at a median of $810K against $525K in Narangba, which makes Narangba the more affordable unit market and Heritage Park the pricier one.

On cash flow, Heritage Park leads: houses there return a gross rental yield of 3.80%, compared with 3.48% in Narangba, a gap of 0.32 percentage points.

Over the past year house prices moved +16.8% in Heritage Park and +17.1% in Narangba, so recent momentum favours Narangba, although both suburbs recorded growth.

Looking back three years, Heritage Park houses are +38.9% and Narangba houses +37.9%, so Heritage Park has compounded faster than Narangba over the longer window.

Rental vacancy is 1.0% in Heritage Park and 1.6% in Narangba, so landlords in Heritage Park face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Narangba is the bigger suburb, with a population of 20,910 against 4,930, roughly 4.2 times the size of Heritage Park; a larger suburb usually means a deeper pool of buyers and tenants.

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