Mayfield East vs Valley Heights

Houses cost about the same in both suburbs: the median house price is $1.1M in Mayfield East and $1.1M in Valley Heights.

On cash flow, Valley Heights leads: houses there return a gross rental yield of 3.63%, compared with 3.52% in Mayfield East, a gap of 0.11 percentage points.

Over the past year house prices moved +11.2% in Mayfield East and +6.1% in Valley Heights, so recent momentum favours Mayfield East, although both suburbs recorded growth.

Looking back three years, Mayfield East houses are +25.9% and Valley Heights houses +18.9%, so Mayfield East has compounded faster than Valley Heights over the longer window.

Rental vacancy is 1.0% in Mayfield East and 2.1% in Valley Heights, 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.

Mayfield East is the bigger suburb, with a population of 1,794 against 1,188, larger than Valley Heights; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Valley Heights for rental income, 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.