Abbotsford vs Murrays Run
Property investment comparison - Abbotsford, NSW 2046 vs Murrays Run, NSW 2325
Head-to-head across core investment metrics: Abbotsford wins 2, Murrays Run 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 | Abbotsford | Murrays Run |
|---|---|---|
| Median house price | $3.5M | - |
| Median unit price | $1.4M | $470K |
| Gross rental yield (houses) | 2.25% | 1.51% |
| Gross rental yield (units) | 3.11% | 4.92% |
| 1-year house growth | +0.9%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 1.8% |
| Population | 5,431 | 140 |
Abbotsford vs Murrays Run: what the numbers say
For units, Abbotsford sits at a median of $1.4M against $470K in Murrays Run, which makes Murrays Run the more affordable unit market and Abbotsford the pricier one.
On cash flow, Abbotsford leads: houses there return a gross rental yield of 2.25%, compared with 1.51% in Murrays Run, a gap of 0.74 percentage points.
Rental vacancy is 1.1% in Abbotsford and 1.8% in Murrays Run, so landlords in Abbotsford face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Abbotsford is the bigger suburb, with a population of 5,431 against 140, roughly 39 times the size of Murrays Run; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsford for rental income, Abbotsford 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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