Kellyville vs Pearl Beach

The median house price is $2.0M in Kellyville and $2.0M in Pearl Beach, so Pearl Beach is the cheaper entry point.

For units, Kellyville sits at a median of $820K against $1.3M in Pearl Beach, which makes Kellyville the more affordable unit market and Pearl Beach the pricier one.

On cash flow, Kellyville leads: houses there return a gross rental yield of 2.56%, compared with 2.05% in Pearl Beach, a gap of 0.51 percentage points.

Over the past year house prices moved +1.9% in Kellyville (an estimate) and +11.0% in Pearl Beach (an estimate), so recent momentum favours Pearl Beach, although both suburbs recorded growth.

Rental vacancy is 2.1% in Kellyville and 4.4% in Pearl Beach, so landlords in Kellyville face less competition for tenants.

Kellyville is the bigger suburb, with a population of 27,011 against 510, roughly 53 times the size of Pearl Beach; a larger suburb usually means a deeper pool of buyers and tenants.

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