Lower Boro vs Mount Austin
Property investment comparison - Lower Boro, NSW 2580 vs Mount Austin, NSW 2650
Head-to-head across core investment metrics: Lower Boro wins 1, Mount Austin wins 3. 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 | Lower Boro | Mount Austin |
|---|---|---|
| Median house price | $545K | $545K |
| Median unit price | $555K | - |
| Gross rental yield (houses) | 5.34% | 4.80% |
| Gross rental yield (units) | 4.30% | 4.70% |
| 1-year house growth | -1.4%estimate | +20.6% |
| 3-year house growth | - | +45.6% |
| Vacancy rate | 6.1% | 1.9% |
| Population | 217 | 4,035 |
Lower Boro vs Mount Austin: what the numbers say
Houses cost about the same in both suburbs: the median house price is $545K in Lower Boro and $545K in Mount Austin.
On cash flow, Lower Boro leads: houses there return a gross rental yield of 5.34%, compared with 4.80% in Mount Austin, a gap of 0.54 percentage points.
Over the past year house prices moved -1.4% in Lower Boro (an estimate) and +20.6% in Mount Austin, so recent momentum favours Mount Austin, while Lower Boro went backwards.
Rental vacancy is 1.9% in Mount Austin and 6.1% in Lower Boro, so landlords in Mount Austin face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Mount Austin is the bigger suburb, with a population of 4,035 against 217, roughly 19 times the size of Lower Boro; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lower Boro for rental income, Mount Austin for recent price momentum, Mount Austin 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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