Beverly Hills vs Normanhurst
Property investment comparison - Beverly Hills, NSW 2209 vs Normanhurst, NSW 2076
Head-to-head across core investment metrics: Beverly Hills wins 4, Normanhurst 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 | Beverly Hills | Normanhurst |
|---|---|---|
| Median house price | $1.9M | $1.9M |
| Median unit price | $820K | - |
| Gross rental yield (houses) | 2.45% | 2.35% |
| Gross rental yield (units) | 4.12% | 3.17% |
| 1-year house growth | +8.6% | -4.7% |
| 3-year house growth | +17.2% | +2.1% |
| Vacancy rate | 1.6% | 0.7% |
| Population | 10,483 | 5,387 |
Beverly Hills vs Normanhurst: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.9M in Beverly Hills and $1.9M in Normanhurst.
On cash flow, Beverly Hills leads: houses there return a gross rental yield of 2.45%, compared with 2.35% in Normanhurst, a gap of 0.10 percentage points.
Over the past year house prices moved +8.6% in Beverly Hills and -4.7% in Normanhurst, so recent momentum favours Beverly Hills, while Normanhurst went backwards.
Looking back three years, Beverly Hills houses are +17.2% and Normanhurst houses +2.1%, so Beverly Hills has compounded faster than Normanhurst over the longer window.
Rental vacancy is 0.7% in Normanhurst and 1.6% in Beverly Hills, so landlords in Normanhurst face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Beverly Hills is the bigger suburb, with a population of 10,483 against 5,387, larger than Normanhurst; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Beverly Hills for rental income, Beverly Hills for recent price momentum, Normanhurst 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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