Abbotsbury vs Bellawongarah
Property investment comparison - Abbotsbury, NSW 2176 vs Bellawongarah, NSW 2535
Head-to-head across core investment metrics: Abbotsbury wins 2, Bellawongarah wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Abbotsbury | Bellawongarah |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $695K |
| Gross rental yield (houses) | 2.81% | 1.61% |
| Gross rental yield (units) | 4.36% | 4.03% |
| 1-year house growth | +10.8% | - |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 2.0% |
| Population | 4,200 | 116 |
Abbotsbury vs Bellawongarah: what the numbers say
For units, Abbotsbury sits at a median of $770K against $695K in Bellawongarah, which makes Bellawongarah the more affordable unit market and Abbotsbury the pricier one.
On cash flow, Abbotsbury leads: houses there return a gross rental yield of 2.81%, compared with 1.61% in Bellawongarah, a gap of 1.20 percentage points.
Rental vacancy is 2.0% in Bellawongarah and 5.2% in Abbotsbury, so landlords in Bellawongarah face less competition for tenants.
Abbotsbury is the bigger suburb, with a population of 4,200 against 116, roughly 36 times the size of Bellawongarah; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for rental income, Bellawongarah for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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