Blackbutt vs Googong
Property investment comparison - Blackbutt, NSW 2529 vs Googong, NSW 2620
Head-to-head across core investment metrics: Blackbutt wins 4, Googong 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 | Blackbutt | Googong |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $750K | - |
| Gross rental yield (houses) | 3.87% | 3.60% |
| Gross rental yield (units) | 4.60% | - |
| 1-year house growth | +7.5%estimate | +6.4% |
| 3-year house growth | - | +7.6% |
| Vacancy rate | 1.1% | 3.1% |
| Population | 3,291 | 7,444 |
Blackbutt vs Googong: what the numbers say
The median house price is $1.1M in Blackbutt and $1.1M in Googong, so Blackbutt is the cheaper entry point.
On cash flow, Blackbutt leads: houses there return a gross rental yield of 3.87%, compared with 3.60% in Googong, a gap of 0.27 percentage points.
Over the past year house prices moved +7.5% in Blackbutt (an estimate) and +6.4% in Googong, so recent momentum favours Blackbutt, although both suburbs recorded growth.
Rental vacancy is 1.1% in Blackbutt and 3.1% in Googong, so landlords in Blackbutt face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Googong is the bigger suburb, with a population of 7,444 against 3,291, roughly 2.3 times the size of Blackbutt; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Blackbutt for rental income, Blackbutt for a lower purchase price, Blackbutt for recent price momentum, 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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