Berrigan vs Hay
Property investment comparison - Berrigan, NSW 2712 vs Hay, NSW 2711
Head-to-head across core investment metrics: Berrigan wins 2, Hay wins 4. 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 | Berrigan | Hay |
|---|---|---|
| Median house price | $300K | $295K |
| Median unit price | - | - |
| Gross rental yield (houses) | 6.59% | 3.70% |
| Gross rental yield (units) | 4.14% | 5.55% |
| 1-year house growth | -6.5% | +10.3% |
| 3-year house growth | +23.5% | +17.5% |
| Vacancy rate | 0.9% | 0.5% |
| Population | 1,264 | 2,300 |
Berrigan vs Hay: what the numbers say
The median house price is $300K in Berrigan and $295K in Hay, so Hay is the cheaper entry point, with Berrigan houses about 2% dearer.
On cash flow, Berrigan leads: houses there return a gross rental yield of 6.59%, compared with 3.70% in Hay, a gap of 2.89 percentage points.
Over the past year house prices moved -6.5% in Berrigan and +10.3% in Hay, so recent momentum favours Hay, while Berrigan went backwards.
Looking back three years, Berrigan houses are +23.5% and Hay houses +17.5%, so Berrigan has compounded faster than Hay over the longer window.
Rental vacancy is 0.5% in Hay and 0.9% in Berrigan, so landlords in Hay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Hay is the bigger suburb, with a population of 2,300 against 1,264, larger than Berrigan; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Berrigan for rental income, Hay for a lower purchase price, Hay for recent price momentum, Hay 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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