Abbotsbury vs Mortlake
Property investment comparison - Abbotsbury, NSW 2176 vs Mortlake, NSW 2137
Head-to-head across core investment metrics: Abbotsbury wins 3, Mortlake 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 | Mortlake |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $825K |
| Gross rental yield (houses) | 2.81% | 1.90% |
| Gross rental yield (units) | 4.36% | - |
| 1-year house growth | +10.8% | -0.4% |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 2.1% |
| Population | 4,200 | 1,954 |
Abbotsbury vs Mortlake: what the numbers say
For units, Abbotsbury sits at a median of $770K against $825K in Mortlake, which makes Abbotsbury the more affordable unit market and Mortlake the pricier one.
On cash flow, Abbotsbury leads: houses there return a gross rental yield of 2.81%, compared with 1.90% in Mortlake, a gap of 0.91 percentage points.
Over the past year house prices moved +10.8% in Abbotsbury and -0.4% in Mortlake, so recent momentum favours Abbotsbury, while Mortlake went backwards.
Rental vacancy is 2.1% in Mortlake and 5.2% in Abbotsbury, so landlords in Mortlake face less competition for tenants.
Abbotsbury is the bigger suburb, with a population of 4,200 against 1,954, roughly 2.1 times the size of Mortlake; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for rental income, Abbotsbury for recent price momentum, Mortlake 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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