Boambee vs Lapstone
Property investment comparison - Boambee, NSW 2450 vs Lapstone, NSW 2773
Head-to-head across core investment metrics: Boambee wins 2, Lapstone 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 | Boambee | Lapstone |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | $480K | $940K |
| Gross rental yield (houses) | - | 2.84% |
| Gross rental yield (units) | 6.35% | 2.24% |
| 1-year house growth | +9.4%estimate | +14.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 2.7% | 2.4% |
| Population | 1,770 | 948 |
Boambee vs Lapstone: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.4M in Boambee and $1.4M in Lapstone.
For units, Boambee sits at a median of $480K against $940K in Lapstone, which makes Boambee the more affordable unit market and Lapstone the pricier one.
Over the past year house prices moved +9.4% in Boambee (an estimate) and +14.3% in Lapstone (an estimate), so recent momentum favours Lapstone, although both suburbs recorded growth.
Rental vacancy is 2.4% in Lapstone and 2.7% in Boambee, so landlords in Lapstone face less competition for tenants.
Boambee is the bigger suburb, with a population of 1,770 against 948, larger than Lapstone; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lapstone for recent price momentum, Lapstone 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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