Beechwood vs Bonnells Bay
Property investment comparison - Beechwood, NSW 2446 vs Bonnells Bay, NSW 2264
Head-to-head across core investment metrics: Beechwood wins 2, Bonnells Bay 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 | Beechwood | Bonnells Bay |
|---|---|---|
| Median house price | $920K | $920K |
| Median unit price | $515K | - |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | 4.44% | 4.40% |
| 1-year house growth | +11.7% | +7.2% |
| 3-year house growth | +2.5% | +14.6% |
| Vacancy rate | 3.4% | 1.6% |
| Population | 914 | 4,066 |
Beechwood vs Bonnells Bay: what the numbers say
Houses cost about the same in both suburbs: the median house price is $920K in Beechwood and $920K in Bonnells Bay.
Over the past year house prices moved +11.7% in Beechwood and +7.2% in Bonnells Bay, so recent momentum favours Beechwood, although both suburbs recorded growth.
Looking back three years, Beechwood houses are +2.5% and Bonnells Bay houses +14.6%, so Bonnells Bay has compounded faster than Beechwood over the longer window.
Rental vacancy is 1.6% in Bonnells Bay and 3.4% in Beechwood, so landlords in Bonnells Bay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bonnells Bay is the bigger suburb, with a population of 4,066 against 914, roughly 4.4 times the size of Beechwood; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Beechwood for recent price momentum, Bonnells Bay 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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