Moonee Beach vs Umina
Property investment comparison - Moonee Beach, NSW 2450 vs Umina, NSW 2257
Head-to-head across core investment metrics: Moonee Beach wins 3, Umina wins 2. 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 | Umina |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | - | $880K |
| Gross rental yield (houses) | 3.54% | 2.65% |
| Gross rental yield (units) | 4.40% | 3.23% |
| 1-year house growth | +12.5% | +10.7% |
| 3-year house growth | +9.0% | - |
| Vacancy rate | 2.0% | 1.5% |
| Population | 2,176 | 22,140 |
Moonee Beach vs Umina: what the numbers say
The median house price is $1.3M in Moonee Beach and $1.3M in Umina, so Umina is the cheaper entry point.
On cash flow, Moonee Beach leads: houses there return a gross rental yield of 3.54%, compared with 2.65% in Umina, a gap of 0.89 percentage points.
Over the past year house prices moved +12.5% in Moonee Beach and +10.7% in Umina, so recent momentum favours Moonee Beach, although both suburbs recorded growth.
Rental vacancy is 1.5% in Umina and 2.0% in Moonee Beach, so landlords in Umina face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Umina is the bigger suburb, with a population of 22,140 against 2,176, roughly 10 times the size of Moonee Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moonee Beach for rental income, Umina for a lower purchase price, Moonee Beach for recent price momentum, Umina 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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