Croudace Bay vs Heckenberg
Property investment comparison - Croudace Bay, NSW 2280 vs Heckenberg, NSW 2168
Head-to-head across core investment metrics: Croudace Bay wins 1, Heckenberg wins 4. 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 | Croudace Bay | Heckenberg |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | - | $795K |
| Gross rental yield (houses) | 3.30% | 3.20% |
| Gross rental yield (units) | 2.44% | 4.52% |
| 1-year house growth | +4.9%estimate | +8.7% |
| 3-year house growth | - | +29.9% |
| Vacancy rate | 2.6% | 2.2% |
| Population | 641 | 3,263 |
Croudace Bay vs Heckenberg: what the numbers say
The median house price is $1.1M in Croudace Bay and $1.1M in Heckenberg, so Heckenberg is the cheaper entry point.
On cash flow, Croudace Bay leads: houses there return a gross rental yield of 3.30%, compared with 3.20% in Heckenberg, a gap of 0.10 percentage points.
Over the past year house prices moved +4.9% in Croudace Bay (an estimate) and +8.7% in Heckenberg, so recent momentum favours Heckenberg, although both suburbs recorded growth.
Rental vacancy is 2.2% in Heckenberg and 2.6% in Croudace Bay, so landlords in Heckenberg face less competition for tenants.
Heckenberg is the bigger suburb, with a population of 3,263 against 641, roughly 5 times the size of Croudace Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Croudace Bay for rental income, Heckenberg for a lower purchase price, Heckenberg for recent price momentum, Heckenberg 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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