Mayfield East vs Plumpton

The median house price is $1.1M in Mayfield East and $1.1M in Plumpton, so Mayfield East is the cheaper entry point.

On cash flow, Mayfield East leads: houses there return a gross rental yield of 3.52%, compared with 3.14% in Plumpton, a gap of 0.38 percentage points.

Over the past year house prices moved +11.2% in Mayfield East and +9.4% in Plumpton, so recent momentum favours Mayfield East, although both suburbs recorded growth.

Looking back three years, Mayfield East houses are +25.9% and Plumpton houses +27.6%, so Plumpton has compounded faster than Mayfield East over the longer window.

Rental vacancy is 1.0% in Mayfield East and 1.6% in Plumpton, so landlords in Mayfield East face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Plumpton is the bigger suburb, with a population of 10,070 against 1,794, roughly 6 times the size of Mayfield East; a larger suburb usually means a deeper pool of buyers and tenants.

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