Kenmore Hills vs Ninderry
Property investment comparison - Kenmore Hills, QLD 4069 vs Ninderry, QLD 4561
Head-to-head across core investment metrics: Kenmore Hills wins 3, Ninderry wins 1. 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 | Ninderry |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | - | $1.0M |
| Gross rental yield (houses) | 3.21% | 3.10% |
| Gross rental yield (units) | 3.60% | 3.05% |
| 1-year house growth | +4.1% | +13.7%estimate |
| 3-year house growth | +16.8% | - |
| Vacancy rate | 1.6% | 2.1% |
| Population | 2,448 | 1,301 |
Kenmore Hills vs Ninderry: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.6M in Kenmore Hills and $1.6M in Ninderry.
On cash flow, Kenmore Hills leads: houses there return a gross rental yield of 3.21%, compared with 3.10% in Ninderry, a gap of 0.11 percentage points.
Over the past year house prices moved +4.1% in Kenmore Hills and +13.7% in Ninderry (an estimate), so recent momentum favours Ninderry, although both suburbs recorded growth.
Rental vacancy is 1.6% in Kenmore Hills and 2.1% in Ninderry, so landlords in Kenmore Hills face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kenmore Hills is the bigger suburb, with a population of 2,448 against 1,301, larger than Ninderry; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kenmore Hills for rental income, Ninderry for recent price momentum, Kenmore Hills 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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