Abbotsbury vs Clunes
Property investment comparison - Abbotsbury, NSW 2176 vs Clunes, NSW 2480
Head-to-head across core investment metrics: Abbotsbury wins 0, Clunes wins 5. 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 | Clunes |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $460K |
| Gross rental yield (houses) | 2.81% | 3.93% |
| Gross rental yield (units) | 4.36% | 5.29% |
| 1-year house growth | +10.8% | +15.7%estimate |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 2.2% |
| Population | 4,200 | 907 |
Abbotsbury vs Clunes: what the numbers say
For units, Abbotsbury sits at a median of $770K against $460K in Clunes, which makes Clunes the more affordable unit market and Abbotsbury the pricier one.
On cash flow, Clunes leads: houses there return a gross rental yield of 3.93%, compared with 2.81% in Abbotsbury, a gap of 1.12 percentage points.
Over the past year house prices moved +10.8% in Abbotsbury and +15.7% in Clunes (an estimate), so recent momentum favours Clunes, although both suburbs recorded growth.
Rental vacancy is 2.2% in Clunes and 5.2% in Abbotsbury, so landlords in Clunes face less competition for tenants.
Abbotsbury is the bigger suburb, with a population of 4,200 against 907, roughly 4.6 times the size of Clunes; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Clunes for rental income, Clunes for recent price momentum, Clunes 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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