Gunnedah vs Ulmarra
Property investment comparison - Gunnedah, NSW 2380 vs Ulmarra, NSW 2462
Head-to-head across core investment metrics: Gunnedah wins 4, Ulmarra 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 | Gunnedah | Ulmarra |
|---|---|---|
| Median house price | $585K | $590K |
| Median unit price | $400K | $415K |
| Gross rental yield (houses) | - | 4.46% |
| Gross rental yield (units) | 5.45% | 4.85% |
| 1-year house growth | +15.3% | +4.9% |
| 3-year house growth | - | +10.0% |
| Vacancy rate | 2.9% | 0.8% |
| Population | 10,359 | 749 |
Gunnedah vs Ulmarra: what the numbers say
The median house price is $585K in Gunnedah and $590K in Ulmarra, so Gunnedah is the cheaper entry point, with Ulmarra houses about 1% dearer.
For units, Gunnedah sits at a median of $400K against $415K in Ulmarra, which makes Gunnedah the more affordable unit market and Ulmarra the pricier one.
Over the past year house prices moved +15.3% in Gunnedah and +4.9% in Ulmarra, so recent momentum favours Gunnedah, although both suburbs recorded growth.
Rental vacancy is 0.8% in Ulmarra and 2.9% in Gunnedah, so landlords in Ulmarra face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Gunnedah is the bigger suburb, with a population of 10,359 against 749, roughly 14 times the size of Ulmarra; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Gunnedah for a lower purchase price, Gunnedah for recent price momentum, Ulmarra 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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