Kenthurst vs Kyle Bay
Property investment comparison - Kenthurst, NSW 2156 vs Kyle Bay, NSW 2221
Head-to-head across core investment metrics: Kenthurst wins 0, Kyle Bay wins 5. 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 | Kenthurst | Kyle Bay |
|---|---|---|
| Median house price | $3.3M | $3.3M |
| Median unit price | $1.4M | $1M |
| Gross rental yield (houses) | 1.64% | 2.90% |
| Gross rental yield (units) | 2.89% | 4.08% |
| 1-year house growth | -7.7% | +6.3%estimate |
| 3-year house growth | +0.0% | - |
| Vacancy rate | 3.1% | 2.4% |
| Population | 5,313 | 1,039 |
Kenthurst vs Kyle Bay: what the numbers say
Houses cost about the same in both suburbs: the median house price is $3.3M in Kenthurst and $3.3M in Kyle Bay.
For units, Kenthurst sits at a median of $1.4M against $1M in Kyle Bay, which makes Kyle Bay the more affordable unit market and Kenthurst the pricier one.
On cash flow, Kyle Bay leads: houses there return a gross rental yield of 2.90%, compared with 1.64% in Kenthurst, a gap of 1.26 percentage points.
Over the past year house prices moved -7.7% in Kenthurst and +6.3% in Kyle Bay (an estimate), so recent momentum favours Kyle Bay, while Kenthurst went backwards.
Rental vacancy is 2.4% in Kyle Bay and 3.1% in Kenthurst, so landlords in Kyle Bay face less competition for tenants.
Kenthurst is the bigger suburb, with a population of 5,313 against 1,039, roughly 5 times the size of Kyle Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kyle Bay for rental income, Kyle Bay for recent price momentum, Kyle Bay 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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