Thornlie vs Comboyne vs Deception Bay: One Scores 58/100

Three suburbs that were all 90-something not long ago. Three different ways to fall. Thornlie WA printed its all-time-high price ($925K) and all-time-high rent ($750/wk) in the same month — and the score printed 34. The purest yield-crush we've ever aired: price +32% in 22 months, rent +10%, yield crushed from 5.05% to 4.22%. Comboyne NSW was a perfect 99 — three months in a row. Then the rent fell 25% and the score fell to 45. Three sales in twelve months — the thinnest market we've ever aired. The recovery to 54? The rent finally stopped falling. Deception Bay QLD wins at 58 — the lowest winning score we've ever aired. The only suburb where the rent is recovering (5 straight months of rises). Sellers capitulated −$251K from $1.15M to $899K. But the council is flooding the market: 33.92 approvals per 1,000 dwellings, 8th percentile. The SEIFA ladder: decile 5, decile 3, decile 1. The most disadvantaged postcode on the card wins. The score doesn't read the resume — it reads the rent. 📊 Get the full research pack: https://ripe.house/showdown-ep31 #SuburbShowdown #PropertyInvestment #AustralianProperty #Thornlie #Comboyne #DeceptionBay #RipehouseAdvisory

One of these three suburbs was a perfect 99, three months in a row. Another just printed its all-time high price and its all-time high rent in the same month. And the one that wins tonight scores 58. Thornley, Comboan, Deception Bay, three suburbs that fell and three different ways to fall. Welcome to the Suburb Showdown. I'm Jacob from Ripe House Advisory. Property investment is a science, not a vibe, not a hot tip. Every suburb goes through the same four layers of research, macro, LGA, suburb fundamentals and street level data. Three suburbs went in. We count them down from worst to best in and you don't find out the ranking until the end of each segment. Today's three come from the picky follow list. And tonight, all three were 90 something suburbs not long ago. Subscribe if you want tomorrow's three first. Four layers, macro, the national picture, LGA, the council area where the jobs and the building approvals live, suburb, the actual market you're buying into and street because two houses 800 metres apart can be completely different investments. Most people stop at layer three. The money is in layer four. Three face down cards, 34, 54, 58. All three were 90 something not long ago. All three fell. We start at the bottom in Perth, South East. Suburb number three, Thornley, Western Australia postcode 6108. The most followed suburb on picky that we have never rated. 203 of you are tracking it. And in September last year, the score was 94. Tonight it is 34. The price just printed an all time high. Let us work out which one is lying. Gosnells and the council is not the problem. Supply sits in the 28th percentile. 16 approvals for every thousand existing dwellings, moderate, no flood, employment diversity, 81st percentile, population growth, 89th projects pipeline, 89th, $4,500 per head. The council R score sits at 65. Same four layers. Here is what changed at the suburb. The numbers, Thornley's median house sold for $925,000 in July. An all time high up 30.3% on a year ago. That is the strongest price growth on tonight's card. Yield 4.22% and it has been falling for 11 of the last 12 months. Vacancy 1.2%, tight. Days on market 11, the fastest on the card. Owner occupied 69%. Investors hold 16. 288 sales in 12 months. And the caveat, Thornley does not have a verified suburb level population and income. Read in our database. So we are using the Gosnells council figures where that is relevant. Disclosed, not guessed. Buy side. The white line is the sold price. A clean staircase from 700,000 to 925,000. 22 months up 32%. The gold line is what sellers are asking, 899,000. Sellers are asking 26,000 below what buyers are paying. That is the fourth episode running. We have seen sellers through the market. Now the rent side, and this is where the score lives. The gold line is the yield 5.05% in October, 2024. 4.22% tonight. 83 basis points gone. Falling 11 of the last 12 months. The white line is the rent, $680 a week. Frozen for 11 straight months. Then it started climbing. 750 tonight, an all time high up eight months in a row. But the rent is up 10% while the price is up 32. The yield is the score's early warning system. And it has been screaming for a year. Street level, Thornley is 11.6 square kilometres in Perth's southeast corridor between the Canning River and the Tonkin Highway. The sold price gradient peaks in the streets around Thornley Square and the newer estates toward the southern boundary. That is where the 900,000 plus sales conc