Barringella vs Smiths Lake
Property investment comparison - Barringella, NSW 2540 vs Smiths Lake, NSW 2428
Head-to-head across core investment metrics: Barringella wins 1, Smiths Lake 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 | Barringella | Smiths Lake |
|---|---|---|
| Median house price | $825K | $825K |
| Median unit price | $625K | $540K |
| Gross rental yield (houses) | 4.41% | 3.66% |
| Gross rental yield (units) | 4.33% | 5.32% |
| 1-year house growth | - | +1.0% |
| 3-year house growth | - | +15.3% |
| Vacancy rate | 2.5% | 1.6% |
| Population | 30 | 1,332 |
Barringella vs Smiths Lake: what the numbers say
Houses cost about the same in both suburbs: the median house price is $825K in Barringella and $825K in Smiths Lake.
For units, Barringella sits at a median of $625K against $540K in Smiths Lake, which makes Smiths Lake the more affordable unit market and Barringella the pricier one.
On cash flow, Barringella leads: houses there return a gross rental yield of 4.41%, compared with 3.66% in Smiths Lake, a gap of 0.75 percentage points.
Rental vacancy is 1.6% in Smiths Lake and 2.5% in Barringella, so landlords in Smiths Lake face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Smiths Lake is the bigger suburb, with a population of 1,332 against 30, roughly 44 times the size of Barringella; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Barringella for rental income, Smiths Lake 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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