Tenambit vs Toormina

Houses cost about the same in both suburbs: the median house price is $800K in Tenambit and $800K in Toormina.

For units, Tenambit sits at a median of $660K against $500K in Toormina, which makes Toormina the more affordable unit market and Tenambit the pricier one.

On cash flow, Toormina leads: houses there return a gross rental yield of 4.40%, compared with 4.20% in Tenambit, a gap of 0.20 percentage points.

Over the past year house prices moved +11.8% in Tenambit and +9.6% in Toormina, so recent momentum favours Tenambit, although both suburbs recorded growth.

Looking back three years, Tenambit houses are +26.2% and Toormina houses +18.9%, so Tenambit has compounded faster than Toormina over the longer window.

Rental vacancy is 0.3% in Tenambit and 0.8% in Toormina, so landlords in Tenambit face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Toormina is the bigger suburb, with a population of 6,171 against 3,088, larger than Tenambit; a larger suburb usually means a deeper pool of buyers and tenants.

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