Black Hill vs Gymea Bay
Property investment comparison - Black Hill, NSW 2322 vs Gymea Bay, NSW 2227
Head-to-head across core investment metrics: Black Hill wins 1, Gymea Bay wins 3. 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 | Black Hill | Gymea Bay |
|---|---|---|
| Median house price | $2.2M | $2.2M |
| Median unit price | $525K | $1.5M |
| Gross rental yield (houses) | - | 3.08% |
| Gross rental yield (units) | 5.85% | 6.03% |
| 1-year house growth | - | +5.0% |
| 3-year house growth | - | +11.6% |
| Vacancy rate | 7.8% | 0.2% |
| Population | 516 | 6,983 |
Black Hill vs Gymea Bay: what the numbers say
The median house price is $2.2M in Black Hill and $2.2M in Gymea Bay, so Gymea Bay is the cheaper entry point.
For units, Black Hill sits at a median of $525K against $1.5M in Gymea Bay, which makes Black Hill the more affordable unit market and Gymea Bay the pricier one.
Rental vacancy is 0.2% in Gymea Bay and 7.8% in Black Hill, so landlords in Gymea Bay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Gymea Bay is the bigger suburb, with a population of 6,983 against 516, roughly 14 times the size of Black Hill; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Gymea Bay for a lower purchase price, Gymea Bay 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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