Ettalong Beach vs Middle Arm
Property investment comparison - Ettalong Beach, NSW 2257 vs Middle Arm, NSW 2580
Head-to-head across core investment metrics: Ettalong Beach wins 2, Middle Arm 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 | Ettalong Beach | Middle Arm |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $1.0M | $560K |
| Gross rental yield (houses) | 2.60% | 2.26% |
| Gross rental yield (units) | - | 4.75% |
| 1-year house growth | +6.6% | - |
| 3-year house growth | +17.5% | - |
| Vacancy rate | 1.4% | 6.0% |
| Population | 5,161 | 377 |
Ettalong Beach vs Middle Arm: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Ettalong Beach and $1.3M in Middle Arm.
For units, Ettalong Beach sits at a median of $1.0M against $560K in Middle Arm, which makes Middle Arm the more affordable unit market and Ettalong Beach the pricier one.
On cash flow, Ettalong Beach leads: houses there return a gross rental yield of 2.60%, compared with 2.26% in Middle Arm, a gap of 0.34 percentage points.
Rental vacancy is 1.4% in Ettalong Beach and 6.0% in Middle Arm, so landlords in Ettalong Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Ettalong Beach is the bigger suburb, with a population of 5,161 against 377, roughly 14 times the size of Middle Arm; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Ettalong Beach for rental income, Ettalong Beach 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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Ettalong Beach, NSW 2257
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