Abbotsbury vs Bilbul
Property investment comparison - Abbotsbury, NSW 2176 vs Bilbul, NSW 2680
Head-to-head across core investment metrics: Abbotsbury wins 1, Bilbul wins 4. 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 | Bilbul |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $395K |
| Gross rental yield (houses) | 2.81% | 4.59% |
| Gross rental yield (units) | 4.36% | 5.22% |
| 1-year house growth | +10.8% | -10.4% |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 1.0% |
| Population | 4,200 | 586 |
Abbotsbury vs Bilbul: what the numbers say
For units, Abbotsbury sits at a median of $770K against $395K in Bilbul, which makes Bilbul the more affordable unit market and Abbotsbury the pricier one.
On cash flow, Bilbul leads: houses there return a gross rental yield of 4.59%, compared with 2.81% in Abbotsbury, a gap of 1.78 percentage points.
Over the past year house prices moved +10.8% in Abbotsbury and -10.4% in Bilbul, so recent momentum favours Abbotsbury, while Bilbul went backwards.
Rental vacancy is 1.0% in Bilbul and 5.2% in Abbotsbury, so landlords in Bilbul face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Abbotsbury is the bigger suburb, with a population of 4,200 against 586, roughly 7 times the size of Bilbul; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bilbul for rental income, Abbotsbury for recent price momentum, Bilbul 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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