Burrill Lake vs Sandy Beach
Property investment comparison - Burrill Lake, NSW 2539 vs Sandy Beach, NSW 2456
Head-to-head across core investment metrics: Burrill Lake wins 3, Sandy Beach 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 | Burrill Lake | Sandy Beach |
|---|---|---|
| Median house price | $910K | $910K |
| Median unit price | - | $700K |
| Gross rental yield (houses) | - | 4.00% |
| Gross rental yield (units) | 5.97% | 4.08% |
| 1-year house growth | +5.3% | -0.2% |
| 3-year house growth | +11.6% | +8.4% |
| Vacancy rate | 2.0% | 1.3% |
| Population | 1,782 | 2,913 |
Burrill Lake vs Sandy Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $910K in Burrill Lake and $910K in Sandy Beach.
Over the past year house prices moved +5.3% in Burrill Lake and -0.2% in Sandy Beach, so recent momentum favours Burrill Lake, while Sandy Beach went backwards.
Looking back three years, Burrill Lake houses are +11.6% and Sandy Beach houses +8.4%, so Burrill Lake has compounded faster than Sandy Beach over the longer window.
Rental vacancy is 1.3% in Sandy Beach and 2.0% in Burrill Lake, so landlords in Sandy Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Sandy Beach is the bigger suburb, with a population of 2,913 against 1,782, larger than Burrill Lake; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Burrill Lake for recent price momentum, Sandy 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
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