Spring Farm vs Yellow Rock

The median house price is $1.1M in Spring Farm and $1.1M in Yellow Rock, so Yellow Rock is the cheaper entry point.

For units, Spring Farm sits at a median of $725K against $680K in Yellow Rock, which makes Yellow Rock the more affordable unit market and Spring Farm the pricier one.

Gross rental yield on houses is effectively level, at 3.45% in Spring Farm and 3.50% in Yellow Rock, so neither suburb has a cash flow edge on houses.

Over the past year house prices moved +7.9% in Spring Farm and +6.4% in Yellow Rock, so recent momentum favours Spring Farm, although both suburbs recorded growth.

Looking back three years, Spring Farm houses are +20.5% and Yellow Rock houses +22.7%, so Yellow Rock has compounded faster than Spring Farm over the longer window.

Rental vacancy is 2.0% in Spring Farm and 3.1% in Yellow Rock, so landlords in Spring Farm face less competition for tenants.

Spring Farm is the bigger suburb, with a population of 9,868 against 1,119, roughly 9 times the size of Yellow Rock; a larger suburb usually means a deeper pool of buyers and tenants.

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