Kyeemagh vs Westmead
Property investment comparison - Kyeemagh, NSW 2216 vs Westmead, NSW 2145
Head-to-head across core investment metrics: Kyeemagh wins 0, Westmead wins 4. 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 | Kyeemagh | Westmead |
|---|---|---|
| Median house price | $2M | $2M |
| Median unit price | $765K | $600K |
| Gross rental yield (houses) | - | 2.23% |
| Gross rental yield (units) | 5.27% | 5.63% |
| 1-year house growth | -4.7%estimate | +1.7% |
| 3-year house growth | - | +7.5% |
| Vacancy rate | 3.8% | 1.0% |
| Population | 935 | 16,555 |
Kyeemagh vs Westmead: what the numbers say
Houses cost about the same in both suburbs: the median house price is $2M in Kyeemagh and $2M in Westmead.
For units, Kyeemagh sits at a median of $765K against $600K in Westmead, which makes Westmead the more affordable unit market and Kyeemagh the pricier one.
Over the past year house prices moved -4.7% in Kyeemagh (an estimate) and +1.7% in Westmead, so recent momentum favours Westmead, while Kyeemagh went backwards.
Rental vacancy is 1.0% in Westmead and 3.8% in Kyeemagh, so landlords in Westmead face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Westmead is the bigger suburb, with a population of 16,555 against 935, roughly 18 times the size of Kyeemagh; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Westmead for recent price momentum, Westmead 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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