Caloola vs Hamilton Valley
Property investment comparison - Caloola, NSW 2795 vs Hamilton Valley, NSW 2641
Head-to-head across core investment metrics: Caloola wins 2, Hamilton Valley 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 | Caloola | Hamilton Valley |
|---|---|---|
| Median house price | $675K | $670K |
| Median unit price | $445K | - |
| Gross rental yield (houses) | 4.24% | 4.24% |
| Gross rental yield (units) | 5.64% | 3.55% |
| 1-year house growth | - | +11.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.8% | 2.4% |
| Population | 62 | 834 |
Caloola vs Hamilton Valley: what the numbers say
The median house price is $675K in Caloola and $670K in Hamilton Valley, so Hamilton Valley is the cheaper entry point, with Caloola houses about 1% dearer.
Gross rental yield on houses is effectively level, at 4.24% in Caloola and 4.24% in Hamilton Valley, so neither suburb has a cash flow edge on houses.
Rental vacancy is 0.8% in Caloola and 2.4% in Hamilton Valley, so landlords in Caloola face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Hamilton Valley is the bigger suburb, with a population of 834 against 62, roughly 13 times the size of Caloola; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Hamilton Valley for a lower purchase price, Caloola for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Hamilton Valley, NSW 2641
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