Borenore vs Mayfield West
Property investment comparison - Borenore, NSW 2800 vs Mayfield West, NSW 2304
Head-to-head across core investment metrics: Borenore wins 2, Mayfield West 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 | Borenore | Mayfield West |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $435K | $495K |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | 5.69% | 5.04% |
| 1-year house growth | +7.9% | +9.9% |
| 3-year house growth | - | +28.0% |
| Vacancy rate | 3.4% | 0.9% |
| Population | 476 | 1,993 |
Borenore vs Mayfield West: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Borenore and $1.0M in Mayfield West.
For units, Borenore sits at a median of $435K against $495K in Mayfield West, which makes Borenore the more affordable unit market and Mayfield West the pricier one.
Over the past year house prices moved +7.9% in Borenore and +9.9% in Mayfield West, so recent momentum favours Mayfield West, although both suburbs recorded growth.
Rental vacancy is 0.9% in Mayfield West and 3.4% in Borenore, so landlords in Mayfield West face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Mayfield West is the bigger suburb, with a population of 1,993 against 476, roughly 4.2 times the size of Borenore; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mayfield West for recent price momentum, Mayfield West 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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