Abbotsbury vs Kembla Grange
Property investment comparison - Abbotsbury, NSW 2176 vs Kembla Grange, NSW 2526
Head-to-head across core investment metrics: Abbotsbury wins 0, Kembla Grange 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 | Kembla Grange |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $755K |
| Gross rental yield (houses) | 2.81% | 4.06% |
| Gross rental yield (units) | 4.36% | 4.44% |
| 1-year house growth | +10.8% | - |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 3.6% |
| Population | 4,200 | 1,452 |
Abbotsbury vs Kembla Grange: what the numbers say
For units, Abbotsbury sits at a median of $770K against $755K in Kembla Grange, which makes Kembla Grange the more affordable unit market and Abbotsbury the pricier one.
On cash flow, Kembla Grange leads: houses there return a gross rental yield of 4.06%, compared with 2.81% in Abbotsbury, a gap of 1.25 percentage points.
Rental vacancy is 3.6% in Kembla Grange and 5.2% in Abbotsbury, so landlords in Kembla Grange face less competition for tenants.
Abbotsbury is the bigger suburb, with a population of 4,200 against 1,452, roughly 2.9 times the size of Kembla Grange; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kembla Grange for rental income, Kembla Grange 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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