Ilbilbie vs Tiaro

Houses cost about the same in both suburbs: the median house price is $580K in Ilbilbie and $580K in Tiaro.

For units, Ilbilbie sits at a median of $920K against $540K in Tiaro, which makes Tiaro the more affordable unit market and Ilbilbie the pricier one.

On cash flow, Ilbilbie leads: houses there return a gross rental yield of 3.41%, compared with 2.59% in Tiaro, a gap of 0.82 percentage points.

Over the past year house prices moved +0.1% in Ilbilbie (an estimate) and +18.5% in Tiaro, so recent momentum favours Tiaro, although both suburbs recorded growth.

Rental vacancy is 0.8% in Tiaro and 3.8% in Ilbilbie, so landlords in Tiaro face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Tiaro is the bigger suburb, with a population of 778 against 385, roughly 2.0 times the size of Ilbilbie; a larger suburb usually means a deeper pool of buyers and tenants.

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