Keilor East vs Spotswood

The median house price is $1.1M in Keilor East and $1.1M in Spotswood, so Keilor East is the cheaper entry point, with Spotswood houses about 1% dearer.

For units, Keilor East sits at a median of $710K against $765K in Spotswood, which makes Keilor East the more affordable unit market and Spotswood the pricier one.

On cash flow, Spotswood leads: houses there return a gross rental yield of 3.29%, compared with 2.84% in Keilor East, a gap of 0.45 percentage points.

Over the past year house prices moved +10.8% in Keilor East and -6.1% in Spotswood, so recent momentum favours Keilor East, while Spotswood went backwards.

Looking back three years, Keilor East houses are +15.4% and Spotswood houses +4.1%, so Keilor East has compounded faster than Spotswood over the longer window.

Rental vacancy is 0.8% in Keilor East and 3.6% in Spotswood, so landlords in Keilor East face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Keilor East is the bigger suburb, with a population of 15,078 against 2,820, roughly 5 times the size of Spotswood; a larger suburb usually means a deeper pool of buyers and tenants.

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