Bonnells Bay vs Tullimbar
Property investment comparison - Bonnells Bay, NSW 2264 vs Tullimbar, NSW 2527
Head-to-head across core investment metrics: Bonnells Bay wins 2, Tullimbar 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 | Bonnells Bay | Tullimbar |
|---|---|---|
| Median house price | $920K | $920K |
| Median unit price | - | $875K |
| Gross rental yield (houses) | 3.80% | - |
| Gross rental yield (units) | 4.40% | 4.56% |
| 1-year house growth | +7.2% | +7.0% |
| 3-year house growth | +14.6% | +9.2% |
| Vacancy rate | 1.6% | 0.6% |
| Population | 4,066 | 1,840 |
Bonnells Bay vs Tullimbar: what the numbers say
Houses cost about the same in both suburbs: the median house price is $920K in Bonnells Bay and $920K in Tullimbar.
Over the past year house prices moved +7.2% in Bonnells Bay and +7.0% in Tullimbar, so recent momentum favours Bonnells Bay, although both suburbs recorded growth.
Looking back three years, Bonnells Bay houses are +14.6% and Tullimbar houses +9.2%, so Bonnells Bay has compounded faster than Tullimbar over the longer window.
Rental vacancy is 0.6% in Tullimbar and 1.6% in Bonnells Bay, so landlords in Tullimbar 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 1,840, roughly 2.2 times the size of Tullimbar; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bonnells Bay for recent price momentum, Tullimbar 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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