Boolaroo vs Woodford
Property investment comparison - Boolaroo, NSW 2284 vs Woodford, NSW 2778
Head-to-head across core investment metrics: Boolaroo wins 3, Woodford 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 | Boolaroo | Woodford |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $455K | $730K |
| Gross rental yield (houses) | - | 3.50% |
| Gross rental yield (units) | - | 3.41% |
| 1-year house growth | +12.0% | +9.5% |
| 3-year house growth | +35.4% | +26.7% |
| Vacancy rate | 1.8% | 0.9% |
| Population | 1,636 | 1,953 |
Boolaroo vs Woodford: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Boolaroo and $1.0M in Woodford.
For units, Boolaroo sits at a median of $455K against $730K in Woodford, which makes Boolaroo the more affordable unit market and Woodford the pricier one.
Over the past year house prices moved +12.0% in Boolaroo and +9.5% in Woodford, so recent momentum favours Boolaroo, although both suburbs recorded growth.
Looking back three years, Boolaroo houses are +35.4% and Woodford houses +26.7%, so Boolaroo has compounded faster than Woodford over the longer window.
Rental vacancy is 0.9% in Woodford and 1.8% in Boolaroo, so landlords in Woodford face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Woodford is the bigger suburb, with a population of 1,953 against 1,636, larger than Boolaroo; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Boolaroo for recent price momentum, Woodford 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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