North Avoca vs Tweed Heads

The median house price is $1.6M in North Avoca and $1.6M in Tweed Heads, so North Avoca is the cheaper entry point, with Tweed Heads houses about 1% dearer.

On cash flow, Tweed Heads leads: houses there return a gross rental yield of 3.51%, compared with 2.90% in North Avoca, a gap of 0.61 percentage points.

Over the past year house prices moved +2.2% in North Avoca and +2.0% in Tweed Heads (an estimate), so recent momentum favours North Avoca, although both suburbs recorded growth.

Rental vacancy is 0.7% in Tweed Heads and 1.7% in North Avoca, so landlords in Tweed Heads face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Tweed Heads is the bigger suburb, with a population of 9,176 against 2,318, roughly 4.0 times the size of North Avoca; a larger suburb usually means a deeper pool of buyers and tenants.

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