Berala vs Parramatta
Property investment comparison - Berala, NSW 2141 vs Parramatta, NSW 2150
Head-to-head across core investment metrics: Berala wins 3, Parramatta wins 1. 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 | Berala | Parramatta |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | $520K | $620K |
| Gross rental yield (houses) | - | 2.37% |
| Gross rental yield (units) | 5.49% | 5.70% |
| 1-year house growth | +5.9%estimate | -0.6%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 1.4% |
| Population | 8,757 | 30,211 |
Berala vs Parramatta: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.6M in Berala and $1.6M in Parramatta.
For units, Berala sits at a median of $520K against $620K in Parramatta, which makes Berala the more affordable unit market and Parramatta the pricier one.
Over the past year house prices moved +5.9% in Berala (an estimate) and -0.6% in Parramatta (an estimate), so recent momentum favours Berala, while Parramatta went backwards.
Rental vacancy is 1.1% in Berala and 1.4% in Parramatta, so landlords in Berala face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Parramatta is the bigger suburb, with a population of 30,211 against 8,757, roughly 3.4 times the size of Berala; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Berala for recent price momentum, Berala 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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