Abbotsbury vs Kirrawee
Property investment comparison - Abbotsbury, NSW 2176 vs Kirrawee, NSW 2232
Head-to-head across core investment metrics: Abbotsbury wins 4, Kirrawee wins 1. 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 | Kirrawee |
|---|---|---|
| Median house price | $1.8M | $1.8M |
| Median unit price | $770K | $920K |
| Gross rental yield (houses) | 2.81% | - |
| Gross rental yield (units) | 4.36% | 4.35% |
| 1-year house growth | +10.8% | +1.1% |
| 3-year house growth | +22.3% | +13.5% |
| Vacancy rate | 5.2% | 1.4% |
| Population | 4,200 | 11,007 |
Abbotsbury vs Kirrawee: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.8M in Abbotsbury and $1.8M in Kirrawee.
For units, Abbotsbury sits at a median of $770K against $920K in Kirrawee, which makes Abbotsbury the more affordable unit market and Kirrawee the pricier one.
Over the past year house prices moved +10.8% in Abbotsbury and +1.1% in Kirrawee, so recent momentum favours Abbotsbury, although both suburbs recorded growth.
Looking back three years, Abbotsbury houses are +22.3% and Kirrawee houses +13.5%, so Abbotsbury has compounded faster than Kirrawee over the longer window.
Rental vacancy is 1.4% in Kirrawee and 5.2% in Abbotsbury, so landlords in Kirrawee face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kirrawee is the bigger suburb, with a population of 11,007 against 4,200, roughly 2.6 times the size of Abbotsbury; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for recent price momentum, Kirrawee 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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