Karana Downs vs Ormeau Hills
Property investment comparison - Karana Downs, QLD 4306 vs Ormeau Hills, QLD 4208
Head-to-head across core investment metrics: Karana Downs wins 2, Ormeau Hills wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Karana Downs | Ormeau Hills |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | - | $1.1M |
| Gross rental yield (houses) | 3.54% | - |
| Gross rental yield (units) | 4.02% | 1.95% |
| 1-year house growth | +7.4% | +10.5% |
| 3-year house growth | +34.1% | +41.9% |
| Vacancy rate | 1.5% | 1.6% |
| Population | 3,800 | 4,521 |
Karana Downs vs Ormeau Hills: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Karana Downs and $1.1M in Ormeau Hills.
Over the past year house prices moved +7.4% in Karana Downs and +10.5% in Ormeau Hills, so recent momentum favours Ormeau Hills, although both suburbs recorded growth.
Looking back three years, Karana Downs houses are +34.1% and Ormeau Hills houses +41.9%, so Ormeau Hills has compounded faster than Karana Downs over the longer window.
Rental vacancy is 1.5% in Karana Downs and 1.6% in Ormeau Hills, so landlords in Karana Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Ormeau Hills is the bigger suburb, with a population of 4,521 against 3,800, larger than Karana Downs; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Ormeau Hills for recent price momentum, Karana Downs for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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