Abercrombie vs Clunes
Property investment comparison - Abercrombie, NSW 2795 vs Clunes, NSW 2480
Head-to-head across core investment metrics: Abercrombie wins 2, Clunes 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 | Abercrombie | Clunes |
|---|---|---|
| Median house price | $860K | - |
| Median unit price | $455K | $460K |
| Gross rental yield (houses) | 3.94% | 3.93% |
| Gross rental yield (units) | 5.22% | 5.29% |
| 1-year house growth | +8.7%estimate | +15.7%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 2.6% | 2.2% |
| Population | 1,127 | 907 |
Abercrombie vs Clunes: what the numbers say
For units, Abercrombie sits at a median of $455K against $460K in Clunes, which makes Abercrombie the more affordable unit market and Clunes the pricier one.
Gross rental yield on houses is effectively level, at 3.94% in Abercrombie and 3.93% in Clunes, so neither suburb has a cash flow edge on houses.
Over the past year house prices moved +8.7% in Abercrombie (an estimate) and +15.7% in Clunes (an estimate), so recent momentum favours Clunes, although both suburbs recorded growth.
Rental vacancy is 2.2% in Clunes and 2.6% in Abercrombie, so landlords in Clunes face less competition for tenants.
Abercrombie is the bigger suburb, with a population of 1,127 against 907, larger than Clunes; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Clunes for recent price momentum, Clunes 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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