Boambee East vs Toronto
Property investment comparison - Boambee East, NSW 2452 vs Toronto, NSW 2283
Head-to-head across core investment metrics: Boambee East wins 2, Toronto 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 | Boambee East | Toronto |
|---|---|---|
| Median house price | $840K | $840K |
| Median unit price | $625K | $760K |
| Gross rental yield (houses) | 4.30% | - |
| Gross rental yield (units) | 4.71% | 3.90% |
| 1-year house growth | +9.1% | +11.2% |
| 3-year house growth | +14.8% | +23.0% |
| Vacancy rate | 1.3% | 0.5% |
| Population | 5,304 | 5,973 |
Boambee East vs Toronto: what the numbers say
Houses cost about the same in both suburbs: the median house price is $840K in Boambee East and $840K in Toronto.
For units, Boambee East sits at a median of $625K against $760K in Toronto, which makes Boambee East the more affordable unit market and Toronto the pricier one.
Over the past year house prices moved +9.1% in Boambee East and +11.2% in Toronto, so recent momentum favours Toronto, although both suburbs recorded growth.
Looking back three years, Boambee East houses are +14.8% and Toronto houses +23.0%, so Toronto has compounded faster than Boambee East over the longer window.
Rental vacancy is 0.5% in Toronto and 1.3% in Boambee East, so landlords in Toronto face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Toronto is the bigger suburb, with a population of 5,973 against 5,304, larger than Boambee East; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Toronto for recent price momentum, Toronto 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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