Merrylands West vs Moonee Beach
Property investment comparison - Merrylands West, NSW 2160 vs Moonee Beach, NSW 2450
Head-to-head across core investment metrics: Merrylands West wins 3, Moonee Beach 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 | Merrylands West | Moonee Beach |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $495K | - |
| Gross rental yield (houses) | - | 3.54% |
| Gross rental yield (units) | 5.75% | 4.40% |
| 1-year house growth | +9.4% | +12.5% |
| 3-year house growth | +19.2% | +9.0% |
| Vacancy rate | 1.4% | 2.0% |
| Population | 7,054 | 2,176 |
Merrylands West vs Moonee Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Merrylands West and $1.3M in Moonee Beach.
Over the past year house prices moved +9.4% in Merrylands West and +12.5% in Moonee Beach, so recent momentum favours Moonee Beach, although both suburbs recorded growth.
Looking back three years, Merrylands West houses are +19.2% and Moonee Beach houses +9.0%, so Merrylands West has compounded faster than Moonee Beach over the longer window.
Rental vacancy is 1.4% in Merrylands West and 2.0% in Moonee Beach, so landlords in Merrylands West face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Merrylands West is the bigger suburb, with a population of 7,054 against 2,176, roughly 3.2 times the size of Moonee Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moonee Beach for recent price momentum, Merrylands West for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Full profile
Merrylands West, NSW 2160
Open Merrylands West suburb profileRecent sales in Merrylands West
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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison