Bilambil Heights vs Hammondville
Property investment comparison - Bilambil Heights, NSW 2486 vs Hammondville, NSW 2170
Head-to-head across core investment metrics: Bilambil Heights wins 4, Hammondville wins 0. 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 | Bilambil Heights | Hammondville |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | $850K |
| Gross rental yield (houses) | 4.07% | 3.20% |
| Gross rental yield (units) | - | 4.10% |
| 1-year house growth | +10.1% | +7.9% |
| 3-year house growth | +29.6% | +27.7% |
| Vacancy rate | 2.1% | 3.2% |
| Population | 3,491 | 3,691 |
Bilambil Heights vs Hammondville: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.2M in Bilambil Heights and $1.2M in Hammondville.
On cash flow, Bilambil Heights leads: houses there return a gross rental yield of 4.07%, compared with 3.20% in Hammondville, a gap of 0.87 percentage points.
Over the past year house prices moved +10.1% in Bilambil Heights and +7.9% in Hammondville, so recent momentum favours Bilambil Heights, although both suburbs recorded growth.
Looking back three years, Bilambil Heights houses are +29.6% and Hammondville houses +27.7%, so Bilambil Heights has compounded faster than Hammondville over the longer window.
Rental vacancy is 2.1% in Bilambil Heights and 3.2% in Hammondville, so landlords in Bilambil Heights face less competition for tenants.
Hammondville is the bigger suburb, with a population of 3,691 against 3,491, larger than Bilambil Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bilambil Heights for rental income, Bilambil Heights for recent price momentum, Bilambil Heights for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Bilambil Heights, NSW 2486
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