Balgownie vs Boambee
Property investment comparison - Balgownie, NSW 2519 vs Boambee, NSW 2450
Head-to-head across core investment metrics: Balgownie wins 1, Boambee wins 4. 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 | Balgownie | Boambee |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | $940K | $480K |
| Gross rental yield (houses) | 3.21% | - |
| Gross rental yield (units) | 4.25% | 6.35% |
| 1-year house growth | +6.9% | +9.4%estimate |
| 3-year house growth | +17.7% | - |
| Vacancy rate | 0.8% | 2.7% |
| Population | 5,722 | 1,770 |
Balgownie vs Boambee: what the numbers say
The median house price is $1.4M in Balgownie and $1.4M in Boambee, so Boambee is the cheaper entry point.
For units, Balgownie sits at a median of $940K against $480K in Boambee, which makes Boambee the more affordable unit market and Balgownie the pricier one.
Over the past year house prices moved +6.9% in Balgownie and +9.4% in Boambee (an estimate), so recent momentum favours Boambee, although both suburbs recorded growth.
Rental vacancy is 0.8% in Balgownie and 2.7% in Boambee, so landlords in Balgownie face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Balgownie is the bigger suburb, with a population of 5,722 against 1,770, roughly 3.2 times the size of Boambee; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boambee for a lower purchase price, Boambee for recent price momentum, Balgownie 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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