Dubbo vs Lismore Heights
Property investment comparison - Dubbo, NSW 2830 vs Lismore Heights, NSW 2480
Head-to-head across core investment metrics: Dubbo wins 2, Lismore Heights 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 | Dubbo | Lismore Heights |
|---|---|---|
| Median house price | $680K | $690K |
| Median unit price | - | $515K |
| Gross rental yield (houses) | 4.40% | 4.90% |
| Gross rental yield (units) | - | 5.10% |
| 1-year house growth | +20.5% | +7.5%estimate |
| 3-year house growth | +9.9% | - |
| Vacancy rate | 1.6% | 0.4% |
| Population | 43,516 | 2,117 |
Dubbo vs Lismore Heights: what the numbers say
The median house price is $680K in Dubbo and $690K in Lismore Heights, so Dubbo is the cheaper entry point, with Lismore Heights houses about 1% dearer.
On cash flow, Lismore Heights leads: houses there return a gross rental yield of 4.90%, compared with 4.40% in Dubbo, a gap of 0.50 percentage points.
Over the past year house prices moved +20.5% in Dubbo and +7.5% in Lismore Heights (an estimate), so recent momentum favours Dubbo, although both suburbs recorded growth.
Rental vacancy is 0.4% in Lismore Heights and 1.6% in Dubbo, so landlords in Lismore Heights face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Dubbo is the bigger suburb, with a population of 43,516 against 2,117, roughly 21 times the size of Lismore Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lismore Heights for rental income, Dubbo for a lower purchase price, Dubbo for recent price momentum, Lismore Heights for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Lismore Heights, NSW 2480
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