Abercrombie vs Kotara
Property investment comparison - Abercrombie, NSW 2795 vs Kotara, NSW 2289
Head-to-head across core investment metrics: Abercrombie wins 3, Kotara 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 | Abercrombie | Kotara |
|---|---|---|
| Median house price | $860K | - |
| Median unit price | $455K | $840K |
| Gross rental yield (houses) | 3.94% | 3.55% |
| Gross rental yield (units) | 5.22% | 4.92% |
| 1-year house growth | +8.7%estimate | +9.3% |
| 3-year house growth | - | +11.9% |
| Vacancy rate | 2.6% | 1.4% |
| Population | 1,127 | 3,980 |
Abercrombie vs Kotara: what the numbers say
For units, Abercrombie sits at a median of $455K against $840K in Kotara, which makes Abercrombie the more affordable unit market and Kotara the pricier one.
On cash flow, Abercrombie leads: houses there return a gross rental yield of 3.94%, compared with 3.55% in Kotara, a gap of 0.39 percentage points.
Over the past year house prices moved +8.7% in Abercrombie (an estimate) and +9.3% in Kotara, so recent momentum favours Kotara, although both suburbs recorded growth.
Rental vacancy is 1.4% in Kotara and 2.6% in Abercrombie, so landlords in Kotara face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Kotara is the bigger suburb, with a population of 3,980 against 1,127, roughly 3.5 times the size of Abercrombie; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abercrombie for rental income, Kotara for recent price momentum, Kotara 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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