Abercrombie vs Dolls Point
Property investment comparison - Abercrombie, NSW 2795 vs Dolls Point, NSW 2219
Head-to-head across core investment metrics: Abercrombie wins 4, Dolls Point 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 | Dolls Point |
|---|---|---|
| Median house price | $860K | - |
| Median unit price | $455K | $865K |
| Gross rental yield (houses) | 3.94% | 2.19% |
| Gross rental yield (units) | 5.22% | 3.92% |
| 1-year house growth | +8.7%estimate | +7.0% |
| 3-year house growth | - | - |
| Vacancy rate | 2.6% | 1.8% |
| Population | 1,127 | 1,633 |
Abercrombie vs Dolls Point: what the numbers say
For units, Abercrombie sits at a median of $455K against $865K in Dolls Point, which makes Abercrombie the more affordable unit market and Dolls Point the pricier one.
On cash flow, Abercrombie leads: houses there return a gross rental yield of 3.94%, compared with 2.19% in Dolls Point, a gap of 1.75 percentage points.
Over the past year house prices moved +8.7% in Abercrombie (an estimate) and +7.0% in Dolls Point, so recent momentum favours Abercrombie, although both suburbs recorded growth.
Rental vacancy is 1.8% in Dolls Point and 2.6% in Abercrombie, so landlords in Dolls Point face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Dolls Point is the bigger suburb, with a population of 1,633 against 1,127, larger than Abercrombie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abercrombie for rental income, Abercrombie for recent price momentum, Dolls Point 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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