Lutwyche vs North Arm

The median house price is $1.5M in Lutwyche and $1.5M in North Arm, so Lutwyche is the cheaper entry point, with North Arm houses about 2% dearer.

For units, Lutwyche sits at a median of $830K against $655K in North Arm, which makes North Arm the more affordable unit market and Lutwyche the pricier one.

Over the past year house prices moved +2.7% in Lutwyche and +9.9% in North Arm, so recent momentum favours North Arm, although both suburbs recorded growth.

Looking back three years, Lutwyche houses are +31.2% and North Arm houses +31.9%, so North Arm has compounded faster than Lutwyche over the longer window.

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

Lutwyche is the bigger suburb, with a population of 4,610 against 734, roughly 6 times the size of North Arm; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Lutwyche for a lower purchase price, North Arm 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.