Kentlyn vs Little Bay
Property investment comparison - Kentlyn, NSW 2560 vs Little Bay, NSW 2036
Head-to-head across core investment metrics: Kentlyn wins 4, Little Bay 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 | Kentlyn | Little Bay |
|---|---|---|
| Median house price | $2.8M | $2.9M |
| Median unit price | $530K | $1.6M |
| Gross rental yield (houses) | 1.19% | 3.20% |
| Gross rental yield (units) | 4.82% | 3.16% |
| 1-year house growth | - | -1.6%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.8% | 2.0% |
| Population | 726 | 4,817 |
Kentlyn vs Little Bay: what the numbers say
The median house price is $2.8M in Kentlyn and $2.9M in Little Bay, so Kentlyn is the cheaper entry point, with Little Bay houses about 1% dearer.
For units, Kentlyn sits at a median of $530K against $1.6M in Little Bay, which makes Kentlyn the more affordable unit market and Little Bay the pricier one.
On cash flow, Little Bay leads: houses there return a gross rental yield of 3.20%, compared with 1.19% in Kentlyn, a gap of 2.01 percentage points.
Rental vacancy is 0.8% in Kentlyn and 2.0% in Little Bay, so landlords in Kentlyn face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Little Bay is the bigger suburb, with a population of 4,817 against 726, roughly 7 times the size of Kentlyn; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Little Bay for rental income, Kentlyn for a lower purchase price, Kentlyn 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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