Gulgong vs Tinonee
Property investment comparison - Gulgong, NSW 2852 vs Tinonee, NSW 2430
Head-to-head across core investment metrics: Gulgong wins 2, Tinonee 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 | Gulgong | Tinonee |
|---|---|---|
| Median house price | $630K | $640K |
| Median unit price | $505K | $400K |
| Gross rental yield (houses) | 4.54% | - |
| Gross rental yield (units) | 3.67% | 5.97% |
| 1-year house growth | +4.8%estimate | +4.6% |
| 3-year house growth | - | +11.6% |
| Vacancy rate | 3.1% | 1.4% |
| Population | 2,680 | 1,202 |
Gulgong vs Tinonee: what the numbers say
The median house price is $630K in Gulgong and $640K in Tinonee, so Gulgong is the cheaper entry point, with Tinonee houses about 2% dearer.
For units, Gulgong sits at a median of $505K against $400K in Tinonee, which makes Tinonee the more affordable unit market and Gulgong the pricier one.
Over the past year house prices moved +4.8% in Gulgong (an estimate) and +4.6% in Tinonee, so recent momentum favours Gulgong, although both suburbs recorded growth.
Rental vacancy is 1.4% in Tinonee and 3.1% in Gulgong, so landlords in Tinonee face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Gulgong is the bigger suburb, with a population of 2,680 against 1,202, roughly 2.2 times the size of Tinonee; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Gulgong for a lower purchase price, Gulgong for recent price momentum, Tinonee 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison