Kergunyah vs Montmorency

The median house price is $1.2M in Kergunyah and $1.2M in Montmorency, so Kergunyah is the cheaper entry point, with Montmorency houses about 2% dearer.

For units, Kergunyah sits at a median of $610K against $775K in Montmorency, which makes Kergunyah the more affordable unit market and Montmorency the pricier one.

On cash flow, Montmorency leads: houses there return a gross rental yield of 3.18%, compared with 3.03% in Kergunyah, a gap of 0.15 percentage points.

Over the past year house prices moved +9.6% in Kergunyah and +3.0% in Montmorency (an estimate), so recent momentum favours Kergunyah, although both suburbs recorded growth.

Rental vacancy is 1.1% in Montmorency and 6.0% in Kergunyah, so landlords in Montmorency face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Montmorency is the bigger suburb, with a population of 9,250 against 232, roughly 40 times the size of Kergunyah; a larger suburb usually means a deeper pool of buyers and tenants.

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