Bullaburra vs Warrawong
Property investment comparison - Bullaburra, NSW 2784 vs Warrawong, NSW 2502
Head-to-head across core investment metrics: Bullaburra wins 0, Warrawong 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 | Bullaburra | Warrawong |
|---|---|---|
| Median house price | $910K | $905K |
| Median unit price | - | $490K |
| Gross rental yield (houses) | - | 3.74% |
| Gross rental yield (units) | 2.55% | - |
| 1-year house growth | +3.3%estimate | +8.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.7% | 0.5% |
| Population | 1,300 | 4,659 |
Bullaburra vs Warrawong: what the numbers say
The median house price is $910K in Bullaburra and $905K in Warrawong, so Warrawong is the cheaper entry point, with Bullaburra houses about 1% dearer.
Over the past year house prices moved +3.3% in Bullaburra (an estimate) and +8.3% in Warrawong (an estimate), so recent momentum favours Warrawong, although both suburbs recorded growth.
Rental vacancy is 0.5% in Warrawong and 1.7% in Bullaburra, so landlords in Warrawong face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Warrawong is the bigger suburb, with a population of 4,659 against 1,300, roughly 3.6 times the size of Bullaburra; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Warrawong for a lower purchase price, Warrawong for recent price momentum, Warrawong 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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