Adamstown vs Murrays Beach

The median house price is $1.2M in Adamstown and $1.2M in Murrays Beach, so Murrays Beach is the cheaper entry point.

For units, Adamstown sits at a median of $770K against $635K in Murrays Beach, which makes Murrays Beach the more affordable unit market and Adamstown the pricier one.

On cash flow, Murrays Beach leads: houses there return a gross rental yield of 3.55%, compared with 3.18% in Adamstown, a gap of 0.37 percentage points.

Over the past year house prices moved +11.7% in Adamstown and +5.6% in Murrays Beach, so recent momentum favours Adamstown, although both suburbs recorded growth.

Looking back three years, Adamstown houses are +26.2% and Murrays Beach houses -1.4%, so Adamstown has compounded faster than Murrays Beach over the longer window.

Rental vacancy is 1.3% in Adamstown and 5.5% in Murrays Beach, so landlords in Adamstown face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Adamstown is the bigger suburb, with a population of 6,335 against 882, roughly 7 times the size of Murrays Beach; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Murrays Beach for rental income, Murrays Beach for a lower purchase price, Adamstown for recent price momentum, Adamstown for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.