Hillsborough vs Karuah
Property investment comparison - Hillsborough, NSW 2320 vs Karuah, NSW 2324
Head-to-head across core investment metrics: Hillsborough wins 1, Karuah 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 | Hillsborough | Karuah |
|---|---|---|
| Median house price | $740K | $740K |
| Median unit price | $525K | - |
| Gross rental yield (houses) | - | 3.92% |
| Gross rental yield (units) | 6.36% | 3.96% |
| 1-year house growth | - | +9.9% |
| 3-year house growth | - | +68.3% |
| Vacancy rate | 1.8% | 1.2% |
| Population | 50 | 1,618 |
Hillsborough vs Karuah: what the numbers say
Houses cost about the same in both suburbs: the median house price is $740K in Hillsborough and $740K in Karuah.
Rental vacancy is 1.2% in Karuah and 1.8% in Hillsborough, so landlords in Karuah face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Karuah is the bigger suburb, with a population of 1,618 against 50, roughly 32 times the size of Hillsborough; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Karuah 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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