Abbotsbury vs Berrima
Property investment comparison - Abbotsbury, NSW 2176 vs Berrima, NSW 2577
Head-to-head across core investment metrics: Abbotsbury wins 2, Berrima wins 3. 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 | Berrima |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $650K |
| Gross rental yield (houses) | 2.81% | - |
| Gross rental yield (units) | 4.36% | 5.72% |
| 1-year house growth | +10.8% | -12.2% |
| 3-year house growth | +22.3% | -18.6% |
| Vacancy rate | 5.2% | 4.6% |
| Population | 4,200 | 813 |
Abbotsbury vs Berrima: what the numbers say
For units, Abbotsbury sits at a median of $770K against $650K in Berrima, which makes Berrima the more affordable unit market and Abbotsbury the pricier one.
Over the past year house prices moved +10.8% in Abbotsbury and -12.2% in Berrima, so recent momentum favours Abbotsbury, while Berrima went backwards.
Looking back three years, Abbotsbury houses are +22.3% and Berrima houses -18.6%, so Abbotsbury has compounded faster than Berrima over the longer window.
Rental vacancy is 4.6% in Berrima and 5.2% in Abbotsbury, so landlords in Berrima face less competition for tenants.
Abbotsbury is the bigger suburb, with a population of 4,200 against 813, roughly 5 times the size of Berrima; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for recent price momentum, Berrima 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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