Aberdare vs Dolls Point
Property investment comparison - Aberdare, NSW 2325 vs Dolls Point, NSW 2219
Head-to-head across core investment metrics: Aberdare wins 5, Dolls Point wins 0. 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 | Dolls Point |
|---|---|---|
| Median house price | $740K | - |
| Median unit price | $550K | $865K |
| Gross rental yield (houses) | 4.10% | 2.19% |
| Gross rental yield (units) | 4.43% | 3.92% |
| 1-year house growth | +14.7% | +7.0% |
| 3-year house growth | +32.0% | - |
| Vacancy rate | 1.8% | 1.8% |
| Population | 2,542 | 1,633 |
Aberdare vs Dolls Point: what the numbers say
For units, Aberdare sits at a median of $550K against $865K in Dolls Point, which makes Aberdare the more affordable unit market and Dolls Point the pricier one.
On cash flow, Aberdare leads: houses there return a gross rental yield of 4.10%, compared with 2.19% in Dolls Point, a gap of 1.91 percentage points.
Over the past year house prices moved +14.7% in Aberdare and +7.0% in Dolls Point, so recent momentum favours Aberdare, although both suburbs recorded growth.
Rental vacancy is 1.8% in Aberdare and 1.8% in Dolls Point, 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 1,633, larger than Dolls Point; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aberdare for rental income, Aberdare 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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