Emerald Beach vs Modanville
Property investment comparison - Emerald Beach, NSW 2456 vs Modanville, NSW 2480
Head-to-head across core investment metrics: Emerald Beach wins 1, Modanville 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 | Emerald Beach | Modanville |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $705K | $460K |
| Gross rental yield (houses) | 3.50% | - |
| Gross rental yield (units) | - | 4.79% |
| 1-year house growth | -1.4% | - |
| 3-year house growth | +14.5% | +30.4% |
| Vacancy rate | 2.0% | 7.3% |
| Population | 2,677 | 614 |
Emerald Beach vs Modanville: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Emerald Beach and $1.0M in Modanville.
For units, Emerald Beach sits at a median of $705K against $460K in Modanville, which makes Modanville the more affordable unit market and Emerald Beach the pricier one.
Looking back three years, Emerald Beach houses are +14.5% and Modanville houses +30.4%, so Modanville has compounded faster than Emerald Beach over the longer window.
Rental vacancy is 2.0% in Emerald Beach and 7.3% in Modanville, so landlords in Emerald Beach face less competition for tenants.
Emerald Beach is the bigger suburb, with a population of 2,677 against 614, roughly 4.4 times the size of Modanville; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Emerald Beach 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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