Moffat Beach vs Toowong

The median house price is $1.8M in Moffat Beach and $1.9M in Toowong, so Moffat Beach is the cheaper entry point, with Toowong houses about 1% dearer.

For units, Moffat Beach sits at a median of $1.6M against $890K in Toowong, which makes Toowong the more affordable unit market and Moffat Beach the pricier one.

On cash flow, Moffat Beach leads: houses there return a gross rental yield of 2.61%, compared with 2.50% in Toowong, a gap of 0.11 percentage points.

Over the past year house prices moved +14.4% in Moffat Beach (an estimate) and +4.5% in Toowong (an estimate), so recent momentum favours Moffat Beach, although both suburbs recorded growth.

Rental vacancy is 0.6% in Moffat Beach and 1.2% in Toowong, so landlords in Moffat Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Toowong is the bigger suburb, with a population of 12,556 against 2,691, roughly 4.7 times the size of Moffat Beach; a larger suburb usually means a deeper pool of buyers and tenants.

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