Moonee Beach vs Smithfield
Property investment comparison - Moonee Beach, NSW 2450 vs Smithfield, NSW 2164
Head-to-head across core investment metrics: Moonee Beach wins 2, Smithfield 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 | Moonee Beach | Smithfield |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | - | $980K |
| Gross rental yield (houses) | 3.54% | - |
| Gross rental yield (units) | 4.40% | 3.45% |
| 1-year house growth | +12.5% | +8.7% |
| 3-year house growth | +9.0% | +19.1% |
| Vacancy rate | 2.0% | 1.1% |
| Population | 2,176 | 13,160 |
Moonee Beach vs Smithfield: what the numbers say
The median house price is $1.3M in Moonee Beach and $1.3M in Smithfield, so Smithfield is the cheaper entry point.
Over the past year house prices moved +12.5% in Moonee Beach and +8.7% in Smithfield, so recent momentum favours Moonee Beach, although both suburbs recorded growth.
Looking back three years, Moonee Beach houses are +9.0% and Smithfield houses +19.1%, so Smithfield has compounded faster than Moonee Beach over the longer window.
Rental vacancy is 1.1% in Smithfield and 2.0% in Moonee Beach, so landlords in Smithfield face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Smithfield is the bigger suburb, with a population of 13,160 against 2,176, roughly 6 times the size of Moonee Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Smithfield for a lower purchase price, Moonee Beach for recent price momentum, Smithfield 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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