Kenmore vs Tamborine

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

For units, Kenmore sits at a median of $1.1M against $1.3M in Tamborine, which makes Kenmore the more affordable unit market and Tamborine the pricier one.

On cash flow, Kenmore leads: houses there return a gross rental yield of 3.19%, compared with 2.29% in Tamborine, a gap of 0.90 percentage points.

Over the past year house prices moved +15.1% in Kenmore and +9.6% in Tamborine (an estimate), so recent momentum favours Kenmore, although both suburbs recorded growth.

Rental vacancy is 0.7% in Tamborine and 1.6% in Kenmore, so landlords in Tamborine 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 4,388, roughly 2.2 times the size of Tamborine; a larger suburb usually means a deeper pool of buyers and tenants.

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