Boorooma vs East Maitland
Property investment comparison - Boorooma, NSW 2650 vs East Maitland, NSW 2323
Head-to-head across core investment metrics: Boorooma wins 2, East Maitland 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 | Boorooma | East Maitland |
|---|---|---|
| Median house price | $850K | $850K |
| Median unit price | - | $600K |
| Gross rental yield (houses) | - | 4.00% |
| Gross rental yield (units) | 5.37% | 3.95% |
| 1-year house growth | +13.0% | +13.3% |
| 3-year house growth | +12.1% | +23.4% |
| Vacancy rate | 1.0% | 1.2% |
| Population | 1,741 | 11,860 |
Boorooma vs East Maitland: what the numbers say
Houses cost about the same in both suburbs: the median house price is $850K in Boorooma and $850K in East Maitland.
Over the past year house prices moved +13.0% in Boorooma and +13.3% in East Maitland, so recent momentum favours East Maitland, although both suburbs recorded growth.
Looking back three years, Boorooma houses are +12.1% and East Maitland houses +23.4%, so East Maitland has compounded faster than Boorooma over the longer window.
Rental vacancy is 1.0% in Boorooma and 1.2% in East Maitland, so landlords in Boorooma face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
East Maitland is the bigger suburb, with a population of 11,860 against 1,741, roughly 7 times the size of Boorooma; a larger suburb usually means a deeper pool of buyers and tenants.
In short: East Maitland for recent price momentum, Boorooma 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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