Kirribilli vs Randwick

The median house price is $3.7M in Kirribilli and $3.8M in Randwick, so Kirribilli is the cheaper entry point.

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

On cash flow, Kirribilli leads: houses there return a gross rental yield of 2.20%, compared with 2.07% in Randwick, a gap of 0.13 percentage points.

Over the past year house prices moved -17.7% in Kirribilli (an estimate) and +0.0% in Randwick, so recent momentum favours Randwick, while Kirribilli went backwards.

Rental vacancy is 0.7% in Kirribilli and 2.4% in Randwick, so landlords in Kirribilli face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Randwick is the bigger suburb, with a population of 28,943 against 3,629, roughly 8 times the size of Kirribilli; a larger suburb usually means a deeper pool of buyers and tenants.

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