Goulburn vs Lismore Heights
Property investment comparison - Goulburn, NSW 2580 vs Lismore Heights, NSW 2480
Head-to-head across core investment metrics: Goulburn wins 2, Lismore Heights wins 3. 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 | Goulburn | Lismore Heights |
|---|---|---|
| Median house price | $695K | $690K |
| Median unit price | $510K | $515K |
| Gross rental yield (houses) | - | 4.90% |
| Gross rental yield (units) | 4.70% | 5.10% |
| 1-year house growth | +8.2% | +7.5%estimate |
| 3-year house growth | +14.4% | - |
| Vacancy rate | 1.1% | 0.4% |
| Population | 23,963 | 2,117 |
Goulburn vs Lismore Heights: what the numbers say
The median house price is $695K in Goulburn and $690K in Lismore Heights, so Lismore Heights is the cheaper entry point, with Goulburn houses about 1% dearer.
For units, Goulburn sits at a median of $510K against $515K in Lismore Heights, which makes Goulburn the more affordable unit market and Lismore Heights the pricier one.
Over the past year house prices moved +8.2% in Goulburn and +7.5% in Lismore Heights (an estimate), so recent momentum favours Goulburn, although both suburbs recorded growth.
Rental vacancy is 0.4% in Lismore Heights and 1.1% in Goulburn, so landlords in Lismore Heights face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Goulburn is the bigger suburb, with a population of 23,963 against 2,117, roughly 11 times the size of Lismore Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lismore Heights for a lower purchase price, Goulburn for recent price momentum, Lismore Heights 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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Lismore Heights, NSW 2480
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