Joondalup vs Kewdale

The median house price is $1.0M in Joondalup and $1M in Kewdale, so Kewdale is the cheaper entry point, with Joondalup houses about 1% dearer.

On cash flow, Kewdale leads: houses there return a gross rental yield of 4.10%, compared with 3.80% in Joondalup, a gap of 0.30 percentage points.

Over the past year house prices moved +14.9% in Joondalup and +21.5% in Kewdale, so recent momentum favours Kewdale, although both suburbs recorded growth.

Looking back three years, Joondalup houses are +75.7% and Kewdale houses +68.8%, so Joondalup has compounded faster than Kewdale over the longer window.

Rental vacancy is 0.5% in Joondalup and 0.8% in Kewdale, so landlords in Joondalup face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Joondalup is the bigger suburb, with a population of 9,193 against 7,397, larger than Kewdale; a larger suburb usually means a deeper pool of buyers and tenants.

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