Bouddi vs Moonee Beach
Property investment comparison - Bouddi, NSW 2251 vs Moonee Beach, NSW 2450
Head-to-head across core investment metrics: Bouddi wins 0, Moonee Beach wins 3. 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 | Bouddi | Moonee Beach |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $840K | - |
| Gross rental yield (houses) | 3.24% | 3.54% |
| Gross rental yield (units) | 3.85% | 4.40% |
| 1-year house growth | - | +12.5% |
| 3-year house growth | - | +9.0% |
| Vacancy rate | 4.4% | 2.0% |
| Population | 5 | 2,176 |
Bouddi vs Moonee Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Bouddi and $1.3M in Moonee Beach.
On cash flow, Moonee Beach leads: houses there return a gross rental yield of 3.54%, compared with 3.24% in Bouddi, a gap of 0.30 percentage points.
Rental vacancy is 2.0% in Moonee Beach and 4.4% in Bouddi, so landlords in Moonee Beach face less competition for tenants.
Moonee Beach is the bigger suburb, with a population of 2,176 against 5, roughly 435 times the size of Bouddi; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moonee Beach for rental income, Moonee Beach 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison