Narellan Vale vs Yellow Rock

Houses cost about the same in both suburbs: the median house price is $1.1M in Narellan Vale and $1.1M in Yellow Rock.

For units, Narellan Vale sits at a median of $895K against $680K in Yellow Rock, which makes Yellow Rock the more affordable unit market and Narellan Vale the pricier one.

On cash flow, Yellow Rock leads: houses there return a gross rental yield of 3.50%, compared with 3.30% in Narellan Vale, a gap of 0.20 percentage points.

Over the past year house prices moved +9.2% in Narellan Vale and +6.4% in Yellow Rock, so recent momentum favours Narellan Vale, although both suburbs recorded growth.

Looking back three years, Narellan Vale houses are +20.7% and Yellow Rock houses +22.7%, so Yellow Rock has compounded faster than Narellan Vale over the longer window.

Rental vacancy is 1.7% in Narellan Vale and 3.1% in Yellow Rock, so landlords in Narellan Vale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Narellan Vale is the bigger suburb, with a population of 6,931 against 1,119, roughly 6 times the size of Yellow Rock; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Yellow Rock for rental income, Narellan Vale for recent price momentum, Narellan Vale for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.