Bensville vs Moonee Beach
Property investment comparison - Bensville, NSW 2251 vs Moonee Beach, NSW 2450
Head-to-head across core investment metrics: Bensville wins 1, Moonee Beach 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 | Bensville | Moonee Beach |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $835K | - |
| Gross rental yield (houses) | - | 3.54% |
| Gross rental yield (units) | 3.95% | 4.40% |
| 1-year house growth | +8.2% | +12.5% |
| 3-year house growth | +0.2% | +9.0% |
| Vacancy rate | 1.4% | 2.0% |
| Population | 2,500 | 2,176 |
Bensville vs Moonee Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Bensville and $1.3M in Moonee Beach.
Over the past year house prices moved +8.2% in Bensville and +12.5% in Moonee Beach, so recent momentum favours Moonee Beach, although both suburbs recorded growth.
Looking back three years, Bensville houses are +0.2% and Moonee Beach houses +9.0%, so Moonee Beach has compounded faster than Bensville over the longer window.
Rental vacancy is 1.4% in Bensville and 2.0% in Moonee Beach, so landlords in Bensville face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bensville is the bigger suburb, with a population of 2,500 against 2,176, larger than Moonee Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moonee Beach for recent price momentum, Bensville 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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