Bilambil Heights vs Mount Pritchard
Property investment comparison - Bilambil Heights, NSW 2486 vs Mount Pritchard, NSW 2170
Head-to-head across core investment metrics: Bilambil Heights wins 2, Mount Pritchard wins 2. 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 | Mount Pritchard |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | - |
| Gross rental yield (houses) | 4.07% | 2.82% |
| Gross rental yield (units) | - | 3.76% |
| 1-year house growth | +10.1% | +6.4% |
| 3-year house growth | +29.6% | +35.0% |
| Vacancy rate | 2.1% | 2.0% |
| Population | 3,491 | 10,426 |
Bilambil Heights vs Mount Pritchard: 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 Mount Pritchard.
On cash flow, Bilambil Heights leads: houses there return a gross rental yield of 4.07%, compared with 2.82% in Mount Pritchard, a gap of 1.25 percentage points.
Over the past year house prices moved +10.1% in Bilambil Heights and +6.4% in Mount Pritchard, so recent momentum favours Bilambil Heights, although both suburbs recorded growth.
Looking back three years, Bilambil Heights houses are +29.6% and Mount Pritchard houses +35.0%, so Mount Pritchard has compounded faster than Bilambil Heights over the longer window.
Rental vacancy is 2.0% in Mount Pritchard and 2.1% in Bilambil Heights, so landlords in Mount Pritchard face less competition for tenants.
Mount Pritchard is the bigger suburb, with a population of 10,426 against 3,491, roughly 3.0 times the size of 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, Mount Pritchard 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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Mount Pritchard, NSW 2170
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