Kotara South vs Tweed Heads South

Houses cost about the same in both suburbs: the median house price is $1.2M in Kotara South and $1.2M in Tweed Heads South.

For units, Kotara South sits at a median of $730K against $835K in Tweed Heads South, which makes Kotara South the more affordable unit market and Tweed Heads South the pricier one.

On cash flow, Tweed Heads South leads: houses there return a gross rental yield of 3.83%, compared with 3.38% in Kotara South, a gap of 0.45 percentage points.

Over the past year house prices moved +10.7% in Kotara South (an estimate) and +7.3% in Tweed Heads South, so recent momentum favours Kotara South, although both suburbs recorded growth.

Rental vacancy is 0.6% in Tweed Heads South and 0.9% in Kotara South, so landlords in Tweed Heads South face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Tweed Heads South is the bigger suburb, with a population of 7,941 against 1,267, roughly 6 times the size of Kotara South; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Tweed Heads South for rental income, Kotara South for recent price momentum, Tweed Heads South for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.