Blackbutt vs Budgong
Property investment comparison - Blackbutt, NSW 2529 vs Budgong, NSW 2577
Head-to-head across core investment metrics: Blackbutt wins 1, Budgong 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 | Blackbutt | Budgong |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $750K | $645K |
| Gross rental yield (houses) | 3.87% | 3.98% |
| Gross rental yield (units) | 4.60% | 5.57% |
| 1-year house growth | +7.5%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 1.9% |
| Population | 3,291 | 87 |
Blackbutt vs Budgong: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Blackbutt and $1.1M in Budgong.
For units, Blackbutt sits at a median of $750K against $645K in Budgong, which makes Budgong the more affordable unit market and Blackbutt the pricier one.
On cash flow, Budgong leads: houses there return a gross rental yield of 3.98%, compared with 3.87% in Blackbutt, a gap of 0.11 percentage points.
Rental vacancy is 1.1% in Blackbutt and 1.9% in Budgong, so landlords in Blackbutt face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Blackbutt is the bigger suburb, with a population of 3,291 against 87, roughly 38 times the size of Budgong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Budgong for rental income, Blackbutt 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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