Borenore vs Springfield
Property investment comparison - Borenore, NSW 2800 vs Springfield, NSW 2250
Head-to-head across core investment metrics: Borenore wins 1, Springfield 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 | Borenore | Springfield |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $435K | - |
| Gross rental yield (houses) | - | 3.65% |
| Gross rental yield (units) | 5.69% | - |
| 1-year house growth | +7.9% | +3.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 3.4% | 1.3% |
| Population | 476 | 4,310 |
Borenore vs Springfield: 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 Springfield.
Over the past year house prices moved +7.9% in Borenore and +3.3% in Springfield (an estimate), so recent momentum favours Borenore, although both suburbs recorded growth.
Rental vacancy is 1.3% in Springfield and 3.4% in Borenore, so landlords in Springfield face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Springfield is the bigger suburb, with a population of 4,310 against 476, roughly 9 times the size of Borenore; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Borenore for recent price momentum, Springfield 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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