Abercrombie vs Bullio
Property investment comparison - Abercrombie, NSW 2795 vs Bullio, NSW 2575
Head-to-head across core investment metrics: Abercrombie wins 3, Bullio 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 | Abercrombie | Bullio |
|---|---|---|
| Median house price | $860K | - |
| Median unit price | $455K | $685K |
| Gross rental yield (houses) | 3.94% | 3.07% |
| Gross rental yield (units) | 5.22% | 3.81% |
| 1-year house growth | +8.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 2.6% | 0.8% |
| Population | 1,127 | 79 |
Abercrombie vs Bullio: what the numbers say
For units, Abercrombie sits at a median of $455K against $685K in Bullio, which makes Abercrombie the more affordable unit market and Bullio the pricier one.
On cash flow, Abercrombie leads: houses there return a gross rental yield of 3.94%, compared with 3.07% in Bullio, a gap of 0.87 percentage points.
Rental vacancy is 0.8% in Bullio and 2.6% in Abercrombie, so landlords in Bullio face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Abercrombie is the bigger suburb, with a population of 1,127 against 79, roughly 14 times the size of Bullio; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abercrombie for rental income, Bullio 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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