Budgong vs Plumpton
Property investment comparison - Budgong, NSW 2577 vs Plumpton, NSW 2761
Head-to-head across core investment metrics: Budgong wins 2, Plumpton 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 | Budgong | Plumpton |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $645K | $825K |
| Gross rental yield (houses) | 3.98% | 3.14% |
| Gross rental yield (units) | 5.57% | - |
| 1-year house growth | - | +9.4% |
| 3-year house growth | - | +27.6% |
| Vacancy rate | 1.9% | 1.6% |
| Population | 87 | 10,070 |
Budgong vs Plumpton: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Budgong and $1.1M in Plumpton.
For units, Budgong sits at a median of $645K against $825K in Plumpton, which makes Budgong the more affordable unit market and Plumpton the pricier one.
On cash flow, Budgong leads: houses there return a gross rental yield of 3.98%, compared with 3.14% in Plumpton, a gap of 0.84 percentage points.
Rental vacancy is 1.6% in Plumpton and 1.9% in Budgong, so landlords in Plumpton face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Plumpton is the bigger suburb, with a population of 10,070 against 87, roughly 116 times the size of Budgong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Budgong for rental income, Plumpton 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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