Caringbah vs Kyeemagh
Property investment comparison - Caringbah, NSW 2229 vs Kyeemagh, NSW 2216
Head-to-head across core investment metrics: Caringbah wins 2, Kyeemagh 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 | Caringbah | Kyeemagh |
|---|---|---|
| Median house price | $2M | $2M |
| Median unit price | $905K | $765K |
| Gross rental yield (houses) | 2.47% | - |
| Gross rental yield (units) | 4.10% | 5.27% |
| 1-year house growth | +4.0% | -4.7%estimate |
| 3-year house growth | +18.5% | - |
| Vacancy rate | 0.7% | 3.8% |
| Population | 12,575 | 935 |
Caringbah vs Kyeemagh: what the numbers say
Houses cost about the same in both suburbs: the median house price is $2M in Caringbah and $2M in Kyeemagh.
For units, Caringbah sits at a median of $905K against $765K in Kyeemagh, which makes Kyeemagh the more affordable unit market and Caringbah the pricier one.
Over the past year house prices moved +4.0% in Caringbah and -4.7% in Kyeemagh (an estimate), so recent momentum favours Caringbah, while Kyeemagh went backwards.
Rental vacancy is 0.7% in Caringbah and 3.8% in Kyeemagh, so landlords in Caringbah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Caringbah is the bigger suburb, with a population of 12,575 against 935, roughly 13 times the size of Kyeemagh; a larger suburb usually means a deeper pool of buyers and tenants.
In short: 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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