Cumbalum vs Mount Keira
Property investment comparison - Cumbalum, NSW 2478 vs Mount Keira, NSW 2500
Head-to-head across core investment metrics: Cumbalum wins 1, Mount Keira 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 | Cumbalum | Mount Keira |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $920K | $395K |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | 4.02% | 6.62% |
| 1-year house growth | +1.4% | +4.3%estimate |
| 3-year house growth | +17.1% | - |
| Vacancy rate | 1.6% | 2.3% |
| Population | 2,211 | 1,691 |
Cumbalum vs Mount Keira: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Cumbalum and $1.3M in Mount Keira.
For units, Cumbalum sits at a median of $920K against $395K in Mount Keira, which makes Mount Keira the more affordable unit market and Cumbalum the pricier one.
Over the past year house prices moved +1.4% in Cumbalum and +4.3% in Mount Keira (an estimate), so recent momentum favours Mount Keira, although both suburbs recorded growth.
Rental vacancy is 1.6% in Cumbalum and 2.3% in Mount Keira, so landlords in Cumbalum face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Cumbalum is the bigger suburb, with a population of 2,211 against 1,691, larger than Mount Keira; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mount Keira for recent price momentum, Cumbalum 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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