Kearns vs Narellan

The median house price is $1.1M in Kearns and $1.1M in Narellan, so Kearns is the cheaper entry point.

On cash flow, Kearns leads: houses there return a gross rental yield of 3.29%, compared with 3.21% in Narellan, a gap of 0.08 percentage points.

Over the past year house prices moved +7.0% in Kearns and +6.9% in Narellan, so recent momentum favours Kearns, although both suburbs recorded growth.

Looking back three years, Kearns houses are +30.9% and Narellan houses +12.9%, so Kearns has compounded faster than Narellan over the longer window.

Rental vacancy is 1.4% in Kearns and 2.4% in Narellan, so landlords in Kearns face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Narellan is the bigger suburb, with a population of 3,358 against 2,693, larger than Kearns; a larger suburb usually means a deeper pool of buyers and tenants.

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