Kenmore Hills vs Miami
Property investment comparison - Kenmore Hills, QLD 4069 vs Miami, QLD 4220
Head-to-head across core investment metrics: Kenmore Hills wins 1, Miami wins 4. 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 | Kenmore Hills | Miami |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.21% | - |
| Gross rental yield (units) | 3.60% | 4.28% |
| 1-year house growth | +4.1% | +14.9% |
| 3-year house growth | +16.8% | +22.7% |
| Vacancy rate | 1.6% | 1.2% |
| Population | 2,448 | 7,445 |
Kenmore Hills vs Miami: what the numbers say
The median house price is $1.6M in Kenmore Hills and $1.6M in Miami, so Kenmore Hills is the cheaper entry point, with Miami houses about 1% dearer.
Over the past year house prices moved +4.1% in Kenmore Hills and +14.9% in Miami, so recent momentum favours Miami, although both suburbs recorded growth.
Looking back three years, Kenmore Hills houses are +16.8% and Miami houses +22.7%, so Miami has compounded faster than Kenmore Hills over the longer window.
Rental vacancy is 1.2% in Miami and 1.6% in Kenmore Hills, so landlords in Miami face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Miami is the bigger suburb, with a population of 7,445 against 2,448, roughly 3.0 times the size of Kenmore Hills; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kenmore Hills for a lower purchase price, Miami for recent price momentum, Miami 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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