Caringbah vs Ermington
Property investment comparison - Caringbah, NSW 2229 vs Ermington, NSW 2115
Head-to-head across core investment metrics: Caringbah wins 3, Ermington 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 | Caringbah | Ermington |
|---|---|---|
| Median house price | $2M | $2.0M |
| Median unit price | $905K | $800K |
| Gross rental yield (houses) | 2.47% | - |
| Gross rental yield (units) | 4.10% | 4.95% |
| 1-year house growth | +4.0% | +3.5% |
| 3-year house growth | +18.5% | -2.1% |
| Vacancy rate | 0.7% | 1.3% |
| Population | 12,575 | 12,686 |
Caringbah vs Ermington: what the numbers say
The median house price is $2M in Caringbah and $2.0M in Ermington, so Ermington is the cheaper entry point.
For units, Caringbah sits at a median of $905K against $800K in Ermington, which makes Ermington the more affordable unit market and Caringbah the pricier one.
Over the past year house prices moved +4.0% in Caringbah and +3.5% in Ermington, so recent momentum favours Caringbah, although both suburbs recorded growth.
Looking back three years, Caringbah houses are +18.5% and Ermington houses -2.1%, so Caringbah has compounded faster than Ermington over the longer window.
Rental vacancy is 0.7% in Caringbah and 1.3% in Ermington, so landlords in Caringbah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Ermington is the bigger suburb, with a population of 12,686 against 12,575, larger than Caringbah; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Ermington for a lower purchase price, Caringbah for recent price momentum, Caringbah 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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