Fulham vs Hackney
Property investment comparison - Fulham, SA 5024 vs Hackney, SA 5069
Head-to-head across core investment metrics: Fulham wins 2, Hackney 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 | Fulham | Hackney |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | $700K | $1.4M |
| Gross rental yield (houses) | 2.70% | 2.51% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +10.3% | - |
| 3-year house growth | +34.2% | - |
| Vacancy rate | 1.4% | 1.1% |
| Population | 2,920 | 575 |
Fulham vs Hackney: what the numbers say
The median house price is $1.6M in Fulham and $1.6M in Hackney, so Hackney is the cheaper entry point, with Fulham houses about 2% dearer.
For units, Fulham sits at a median of $700K against $1.4M in Hackney, which makes Fulham the more affordable unit market and Hackney the pricier one.
On cash flow, Fulham leads: houses there return a gross rental yield of 2.70%, compared with 2.51% in Hackney, a gap of 0.19 percentage points.
Rental vacancy is 1.1% in Hackney and 1.4% in Fulham, so landlords in Hackney face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Fulham is the bigger suburb, with a population of 2,920 against 575, roughly 5 times the size of Hackney; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Fulham for rental income, Hackney for a lower purchase price, Hackney 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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