Kelso vs Tenambit

Houses cost about the same in both suburbs: the median house price is $800K in Kelso and $800K in Tenambit.

For units, Kelso sits at a median of $420K against $660K in Tenambit, which makes Kelso the more affordable unit market and Tenambit the pricier one.

On cash flow, Tenambit leads: houses there return a gross rental yield of 4.20%, compared with 4.09% in Kelso, a gap of 0.11 percentage points.

Over the past year house prices moved +6.7% in Kelso and +11.8% in Tenambit, so recent momentum favours Tenambit, although both suburbs recorded growth.

Looking back three years, Kelso houses are +13.0% and Tenambit houses +26.2%, so Tenambit has compounded faster than Kelso over the longer window.

Rental vacancy is 0.3% in Tenambit and 0.7% in Kelso, so landlords in Tenambit face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Kelso is the bigger suburb, with a population of 10,039 against 3,088, roughly 3.3 times the size of Tenambit; a larger suburb usually means a deeper pool of buyers and tenants.

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