Boambee vs Merrylands
Property investment comparison - Boambee, NSW 2450 vs Merrylands, NSW 2160
Head-to-head across core investment metrics: Boambee wins 4, Merrylands wins 1. 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 | Merrylands |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | $480K | $540K |
| Gross rental yield (houses) | - | 2.74% |
| Gross rental yield (units) | 6.35% | 5.95% |
| 1-year house growth | +9.4%estimate | +5.4% |
| 3-year house growth | - | +9.6% |
| Vacancy rate | 2.7% | 1.7% |
| Population | 1,770 | 32,472 |
Boambee vs Merrylands: what the numbers say
The median house price is $1.4M in Boambee and $1.4M in Merrylands, so Boambee is the cheaper entry point.
For units, Boambee sits at a median of $480K against $540K in Merrylands, which makes Boambee the more affordable unit market and Merrylands the pricier one.
Over the past year house prices moved +9.4% in Boambee (an estimate) and +5.4% in Merrylands, so recent momentum favours Boambee, although both suburbs recorded growth.
Rental vacancy is 1.7% in Merrylands and 2.7% in Boambee, so landlords in Merrylands face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Merrylands is the bigger suburb, with a population of 32,472 against 1,770, roughly 18 times the size of Boambee; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boambee for a lower purchase price, Boambee for recent price momentum, Merrylands 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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