Aberdare vs Lake Bathurst
Property investment comparison - Aberdare, NSW 2325 vs Lake Bathurst, NSW 2580
Head-to-head across core investment metrics: Aberdare wins 2, Lake Bathurst 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 | Aberdare | Lake Bathurst |
|---|---|---|
| Median house price | $740K | - |
| Median unit price | $550K | $565K |
| Gross rental yield (houses) | 4.10% | 4.62% |
| Gross rental yield (units) | 4.43% | 4.20% |
| 1-year house growth | +14.7% | - |
| 3-year house growth | +32.0% | - |
| Vacancy rate | 1.8% | 0.9% |
| Population | 2,542 | 218 |
Aberdare vs Lake Bathurst: what the numbers say
For units, Aberdare sits at a median of $550K against $565K in Lake Bathurst, which makes Aberdare the more affordable unit market and Lake Bathurst the pricier one.
On cash flow, Lake Bathurst leads: houses there return a gross rental yield of 4.62%, compared with 4.10% in Aberdare, a gap of 0.52 percentage points.
Rental vacancy is 0.9% in Lake Bathurst and 1.8% in Aberdare, so landlords in Lake Bathurst 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 218, roughly 12 times the size of Lake Bathurst; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lake Bathurst for rental income, Lake Bathurst 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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