Abbotsbury vs Marulan
Property investment comparison - Abbotsbury, NSW 2176 vs Marulan, NSW 2579
Head-to-head across core investment metrics: Abbotsbury wins 3, Marulan wins 2. 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 | Marulan |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | - |
| Gross rental yield (houses) | 2.81% | 4.40% |
| Gross rental yield (units) | 4.36% | 4.05% |
| 1-year house growth | +10.8% | +0.0% |
| 3-year house growth | +22.3% | +4.8% |
| Vacancy rate | 5.2% | 1.4% |
| Population | 4,200 | 1,428 |
Abbotsbury vs Marulan: what the numbers say
On cash flow, Marulan leads: houses there return a gross rental yield of 4.40%, compared with 2.81% in Abbotsbury, a gap of 1.59 percentage points.
Over the past year house prices moved +10.8% in Abbotsbury and +0.0% in Marulan, so recent momentum favours Abbotsbury, although both suburbs recorded growth.
Looking back three years, Abbotsbury houses are +22.3% and Marulan houses +4.8%, so Abbotsbury has compounded faster than Marulan over the longer window.
Rental vacancy is 1.4% in Marulan and 5.2% in Abbotsbury, so landlords in Marulan 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 1,428, roughly 2.9 times the size of Marulan; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Marulan for rental income, Abbotsbury for recent price momentum, Marulan 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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