Boat Harbour vs Rose Valley
Property investment comparison - Boat Harbour, NSW 2316 vs Rose Valley, NSW 2534
Head-to-head across core investment metrics: Boat Harbour wins 2, Rose Valley 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 | Boat Harbour | Rose Valley |
|---|---|---|
| Median house price | $1.7M | $1.7M |
| Median unit price | - | $950K |
| Gross rental yield (houses) | 2.51% | 2.37% |
| Gross rental yield (units) | 2.40% | 3.41% |
| 1-year house growth | +7.7%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.9% | 2.0% |
| Population | 993 | 87 |
Boat Harbour vs Rose Valley: what the numbers say
The median house price is $1.7M in Boat Harbour and $1.7M in Rose Valley, so Rose Valley is the cheaper entry point.
On cash flow, Boat Harbour leads: houses there return a gross rental yield of 2.51%, compared with 2.37% in Rose Valley, a gap of 0.14 percentage points.
Rental vacancy is 1.9% in Boat Harbour and 2.0% in Rose Valley, so landlords in Boat Harbour face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Boat Harbour is the bigger suburb, with a population of 993 against 87, roughly 11 times the size of Rose Valley; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boat Harbour for rental income, Rose Valley for a lower purchase price, Boat Harbour 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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