Abbotsbury vs McCullys Gap
Property investment comparison - Abbotsbury, NSW 2176 vs McCullys Gap, NSW 2333
Head-to-head across core investment metrics: Abbotsbury wins 1, McCullys Gap 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 | McCullys Gap |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $310K |
| Gross rental yield (houses) | 2.81% | 1.95% |
| Gross rental yield (units) | 4.36% | 7.78% |
| 1-year house growth | +10.8% | - |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 1.9% |
| Population | 4,200 | 262 |
Abbotsbury vs McCullys Gap: what the numbers say
For units, Abbotsbury sits at a median of $770K against $310K in McCullys Gap, which makes McCullys Gap the more affordable unit market and Abbotsbury the pricier one.
On cash flow, Abbotsbury leads: houses there return a gross rental yield of 2.81%, compared with 1.95% in McCullys Gap, a gap of 0.86 percentage points.
Rental vacancy is 1.9% in McCullys Gap and 5.2% in Abbotsbury, so landlords in McCullys Gap 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 262, roughly 16 times the size of McCullys Gap; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for rental income, McCullys Gap 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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