Bonnells Bay vs Tea Gardens
Property investment comparison - Bonnells Bay, NSW 2264 vs Tea Gardens, NSW 2324
Head-to-head across core investment metrics: Bonnells Bay wins 3, Tea Gardens 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 | Bonnells Bay | Tea Gardens |
|---|---|---|
| Median house price | $920K | $920K |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.80% | - |
| Gross rental yield (units) | 4.40% | 4.35% |
| 1-year house growth | +7.2% | +4.8% |
| 3-year house growth | +14.6% | -4.7% |
| Vacancy rate | 1.6% | 1.4% |
| Population | 4,066 | 3,288 |
Bonnells Bay vs Tea Gardens: what the numbers say
Houses cost about the same in both suburbs: the median house price is $920K in Bonnells Bay and $920K in Tea Gardens.
Over the past year house prices moved +7.2% in Bonnells Bay and +4.8% in Tea Gardens, so recent momentum favours Bonnells Bay, although both suburbs recorded growth.
Looking back three years, Bonnells Bay houses are +14.6% and Tea Gardens houses -4.7%, so Bonnells Bay has compounded faster than Tea Gardens over the longer window.
Rental vacancy is 1.4% in Tea Gardens and 1.6% in Bonnells Bay, so landlords in Tea Gardens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bonnells Bay is the bigger suburb, with a population of 4,066 against 3,288, larger than Tea Gardens; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bonnells Bay for recent price momentum, Tea Gardens 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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