Spring Farm vs Werrington Downs

Houses cost about the same in both suburbs: the median house price is $1.1M in Spring Farm and $1.1M in Werrington Downs.

For units, Spring Farm sits at a median of $725K against $645K in Werrington Downs, which makes Werrington Downs the more affordable unit market and Spring Farm the pricier one.

On cash flow, Spring Farm leads: houses there return a gross rental yield of 3.45%, compared with 3.06% in Werrington Downs, a gap of 0.39 percentage points.

Over the past year house prices moved +7.9% in Spring Farm and +12.8% in Werrington Downs (an estimate), so recent momentum favours Werrington Downs, although both suburbs recorded growth.

Rental vacancy is 1.4% in Werrington Downs and 2.0% in Spring Farm, so landlords in Werrington Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Spring Farm is the bigger suburb, with a population of 9,868 against 3,221, roughly 3.1 times the size of Werrington Downs; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Spring Farm for rental income, Werrington Downs for recent price momentum, Werrington Downs for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.