East Lismore vs Gulgong
Property investment comparison - East Lismore, NSW 2480 vs Gulgong, NSW 2852
Head-to-head across core investment metrics: East Lismore wins 4, Gulgong wins 1. 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 | East Lismore | Gulgong |
|---|---|---|
| Median house price | $640K | $630K |
| Median unit price | $400K | $505K |
| Gross rental yield (houses) | - | 4.54% |
| Gross rental yield (units) | 5.30% | 3.67% |
| 1-year house growth | +14.9% | +4.8%estimate |
| 3-year house growth | +48.3% | - |
| Vacancy rate | 0.2% | 3.1% |
| Population | 4,980 | 2,680 |
East Lismore vs Gulgong: what the numbers say
The median house price is $640K in East Lismore and $630K in Gulgong, so Gulgong is the cheaper entry point, with East Lismore houses about 2% dearer.
For units, East Lismore sits at a median of $400K against $505K in Gulgong, which makes East Lismore the more affordable unit market and Gulgong the pricier one.
Over the past year house prices moved +14.9% in East Lismore and +4.8% in Gulgong (an estimate), so recent momentum favours East Lismore, although both suburbs recorded growth.
Rental vacancy is 0.2% in East Lismore and 3.1% in Gulgong, so landlords in East Lismore face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
East Lismore is the bigger suburb, with a population of 4,980 against 2,680, larger than Gulgong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Gulgong for a lower purchase price, East Lismore for recent price momentum, East Lismore 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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