Berkeley Vale vs Springfield
Property investment comparison - Berkeley Vale, NSW 2261 vs Springfield, NSW 2250
Head-to-head across core investment metrics: Berkeley Vale wins 2, Springfield 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 | Berkeley Vale | Springfield |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $575K | - |
| Gross rental yield (houses) | - | 3.65% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +9.8%estimate | +3.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.9% | 1.3% |
| Population | 8,951 | 4,310 |
Berkeley Vale vs Springfield: what the numbers say
The median house price is $1.0M in Berkeley Vale and $1.0M in Springfield, so Springfield is the cheaper entry point.
Over the past year house prices moved +9.8% in Berkeley Vale (an estimate) and +3.3% in Springfield (an estimate), so recent momentum favours Berkeley Vale, although both suburbs recorded growth.
Rental vacancy is 0.9% in Berkeley Vale and 1.3% in Springfield, so landlords in Berkeley Vale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Berkeley Vale is the bigger suburb, with a population of 8,951 against 4,310, roughly 2.1 times the size of Springfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Springfield for a lower purchase price, Berkeley Vale for recent price momentum, Berkeley Vale 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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