Concord vs Kyle Bay
Property investment comparison - Concord, NSW 2137 vs Kyle Bay, NSW 2221
Head-to-head across core investment metrics: Concord wins 1, Kyle Bay 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 | Concord | Kyle Bay |
|---|---|---|
| Median house price | $3.3M | $3.3M |
| Median unit price | $1.6M | $1M |
| Gross rental yield (houses) | 1.78% | 2.90% |
| Gross rental yield (units) | - | 4.08% |
| 1-year house growth | -0.9%estimate | +6.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 2.2% | 2.4% |
| Population | 14,551 | 1,039 |
Concord vs Kyle Bay: what the numbers say
Houses cost about the same in both suburbs: the median house price is $3.3M in Concord and $3.3M in Kyle Bay.
For units, Concord sits at a median of $1.6M against $1M in Kyle Bay, which makes Kyle Bay the more affordable unit market and Concord the pricier one.
On cash flow, Kyle Bay leads: houses there return a gross rental yield of 2.90%, compared with 1.78% in Concord, a gap of 1.12 percentage points.
Over the past year house prices moved -0.9% in Concord (an estimate) and +6.3% in Kyle Bay (an estimate), so recent momentum favours Kyle Bay, while Concord went backwards.
Rental vacancy is 2.2% in Concord and 2.4% in Kyle Bay, so landlords in Concord face less competition for tenants.
Concord is the bigger suburb, with a population of 14,551 against 1,039, roughly 14 times the size of Kyle Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kyle Bay for rental income, Kyle Bay for recent price momentum, Concord 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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