Abbotsbury vs Bulli
Property investment comparison - Abbotsbury, NSW 2176 vs Bulli, NSW 2516
Head-to-head across core investment metrics: Abbotsbury wins 3, Bulli 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 | Bulli |
|---|---|---|
| Median house price | $1.8M | $1.8M |
| Median unit price | $770K | $875K |
| Gross rental yield (houses) | 2.81% | - |
| Gross rental yield (units) | 4.36% | 4.40% |
| 1-year house growth | +10.8% | +7.5% |
| 3-year house growth | +22.3% | +12.0% |
| Vacancy rate | 5.2% | 0.9% |
| Population | 4,200 | 6,798 |
Abbotsbury vs Bulli: what the numbers say
The median house price is $1.8M in Abbotsbury and $1.8M in Bulli, so Bulli is the cheaper entry point.
For units, Abbotsbury sits at a median of $770K against $875K in Bulli, which makes Abbotsbury the more affordable unit market and Bulli the pricier one.
Over the past year house prices moved +10.8% in Abbotsbury and +7.5% in Bulli, so recent momentum favours Abbotsbury, although both suburbs recorded growth.
Looking back three years, Abbotsbury houses are +22.3% and Bulli houses +12.0%, so Abbotsbury has compounded faster than Bulli over the longer window.
Rental vacancy is 0.9% in Bulli and 5.2% in Abbotsbury, so landlords in Bulli face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bulli is the bigger suburb, with a population of 6,798 against 4,200, larger than Abbotsbury; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bulli for a lower purchase price, Abbotsbury for recent price momentum, Bulli 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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