Kenmore vs Lutwyche

The median house price is $1.5M in Kenmore and $1.5M in Lutwyche, so Kenmore is the cheaper entry point, with Lutwyche houses about 1% dearer.

For units, Kenmore sits at a median of $1.1M against $830K in Lutwyche, which makes Lutwyche the more affordable unit market and Kenmore the pricier one.

On cash flow, Kenmore leads: houses there return a gross rental yield of 3.19%, compared with 2.55% in Lutwyche, a gap of 0.64 percentage points.

Over the past year house prices moved +15.1% in Kenmore and +2.7% in Lutwyche, so recent momentum favours Kenmore, although both suburbs recorded growth.

Looking back three years, Kenmore houses are +45.3% and Lutwyche houses +31.2%, so Kenmore has compounded faster than Lutwyche over the longer window.

Rental vacancy is 0.3% in Lutwyche and 1.6% in Kenmore, so landlords in Lutwyche face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Kenmore is the bigger suburb, with a population of 9,675 against 4,610, roughly 2.1 times the size of Lutwyche; a larger suburb usually means a deeper pool of buyers and tenants.

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