Abbotsbury vs Paddys River
Property investment comparison - Abbotsbury, NSW 2176 vs Paddys River, NSW 2577
Head-to-head across core investment metrics: Abbotsbury wins 1, Paddys River 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 | Paddys River |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $650K |
| Gross rental yield (houses) | 2.81% | 1.90% |
| Gross rental yield (units) | 4.36% | 5.51% |
| 1-year house growth | +10.8% | - |
| 3-year house growth | +22.3% | - |
| Vacancy rate | 5.2% | 1.9% |
| Population | 4,200 | 64 |
Abbotsbury vs Paddys River: what the numbers say
For units, Abbotsbury sits at a median of $770K against $650K in Paddys River, which makes Paddys River 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 1.90% in Paddys River, a gap of 0.91 percentage points.
Rental vacancy is 1.9% in Paddys River and 5.2% in Abbotsbury, so landlords in Paddys River 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 64, roughly 66 times the size of Paddys River; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for rental income, Paddys River 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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