Empire Bay vs Guildford West
Property investment comparison - Empire Bay, NSW 2257 vs Guildford West, NSW 2161
Head-to-head across core investment metrics: Empire Bay wins 1, Guildford West 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 | Empire Bay | Guildford West |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | - | $580K |
| Gross rental yield (houses) | 3.00% | 3.26% |
| Gross rental yield (units) | 3.61% | 5.20% |
| 1-year house growth | +4.7% | +7.0% |
| 3-year house growth | +9.6% | +22.3% |
| Vacancy rate | 2.1% | 2.5% |
| Population | 2,522 | 5,762 |
Empire Bay vs Guildford West: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Empire Bay and $1.3M in Guildford West.
On cash flow, Guildford West leads: houses there return a gross rental yield of 3.26%, compared with 3.00% in Empire Bay, a gap of 0.26 percentage points.
Over the past year house prices moved +4.7% in Empire Bay and +7.0% in Guildford West, so recent momentum favours Guildford West, although both suburbs recorded growth.
Looking back three years, Empire Bay houses are +9.6% and Guildford West houses +22.3%, so Guildford West has compounded faster than Empire Bay over the longer window.
Rental vacancy is 2.1% in Empire Bay and 2.5% in Guildford West, so landlords in Empire Bay face less competition for tenants.
Guildford West is the bigger suburb, with a population of 5,762 against 2,522, roughly 2.3 times the size of Empire Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Guildford West for rental income, Guildford West for recent price momentum, Empire Bay 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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Guildford West, NSW 2161
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