Aberdare vs Clunes
Property investment comparison - Aberdare, NSW 2325 vs Clunes, NSW 2480
Head-to-head across core investment metrics: Aberdare 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 | Aberdare | Clunes |
|---|---|---|
| Median house price | $740K | - |
| Median unit price | $550K | $460K |
| Gross rental yield (houses) | 4.10% | 3.93% |
| Gross rental yield (units) | 4.43% | 5.29% |
| 1-year house growth | +14.7% | +15.7%estimate |
| 3-year house growth | +32.0% | - |
| Vacancy rate | 1.8% | 2.2% |
| Population | 2,542 | 907 |
Aberdare vs Clunes: what the numbers say
For units, Aberdare sits at a median of $550K against $460K in Clunes, which makes Clunes the more affordable unit market and Aberdare the pricier one.
On cash flow, Aberdare leads: houses there return a gross rental yield of 4.10%, compared with 3.93% in Clunes, a gap of 0.17 percentage points.
Over the past year house prices moved +14.7% in Aberdare and +15.7% in Clunes (an estimate), so recent momentum favours Clunes, although both suburbs recorded growth.
Rental vacancy is 1.8% in Aberdare and 2.2% in Clunes, so landlords in Aberdare face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Aberdare is the bigger suburb, with a population of 2,542 against 907, roughly 2.8 times the size of Clunes; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aberdare for rental income, Clunes for recent price momentum, Aberdare 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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