Cabramatta vs Merrylands
Property investment comparison - Cabramatta, NSW 2166 vs Merrylands, NSW 2160
Head-to-head across core investment metrics: Cabramatta wins 3, Merrylands wins 2. 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 | Cabramatta | Merrylands |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | $505K | $540K |
| Gross rental yield (houses) | - | 2.74% |
| Gross rental yield (units) | 4.99% | 5.95% |
| 1-year house growth | +2.1% | +5.4% |
| 3-year house growth | +23.4% | +9.6% |
| Vacancy rate | 1.1% | 1.7% |
| Population | 21,142 | 32,472 |
Cabramatta vs Merrylands: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.4M in Cabramatta and $1.4M in Merrylands.
For units, Cabramatta sits at a median of $505K against $540K in Merrylands, which makes Cabramatta the more affordable unit market and Merrylands the pricier one.
Over the past year house prices moved +2.1% in Cabramatta and +5.4% in Merrylands, so recent momentum favours Merrylands, although both suburbs recorded growth.
Looking back three years, Cabramatta houses are +23.4% and Merrylands houses +9.6%, so Cabramatta has compounded faster than Merrylands over the longer window.
Rental vacancy is 1.1% in Cabramatta and 1.7% in Merrylands, so landlords in Cabramatta face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Merrylands is the bigger suburb, with a population of 32,472 against 21,142, larger than Cabramatta; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Merrylands for recent price momentum, Cabramatta 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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