Moruya vs Tenambit
Property investment comparison - Moruya, NSW 2537 vs Tenambit, NSW 2323
Head-to-head across core investment metrics: Moruya wins 1, Tenambit 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 | Moruya | Tenambit |
|---|---|---|
| Median house price | $800K | $800K |
| Median unit price | - | $660K |
| Gross rental yield (houses) | 4.03% | 4.20% |
| Gross rental yield (units) | 4.90% | 4.20% |
| 1-year house growth | +3.4% | +11.8% |
| 3-year house growth | +2.5% | +26.2% |
| Vacancy rate | 0.4% | 0.3% |
| Population | 4,295 | 3,088 |
Moruya vs Tenambit: what the numbers say
Houses cost about the same in both suburbs: the median house price is $800K in Moruya and $800K in Tenambit.
On cash flow, Tenambit leads: houses there return a gross rental yield of 4.20%, compared with 4.03% in Moruya, a gap of 0.17 percentage points.
Over the past year house prices moved +3.4% in Moruya and +11.8% in Tenambit, so recent momentum favours Tenambit, although both suburbs recorded growth.
Looking back three years, Moruya houses are +2.5% and Tenambit houses +26.2%, so Tenambit has compounded faster than Moruya over the longer window.
Rental vacancy is 0.3% in Tenambit and 0.4% in Moruya, so landlords in Tenambit face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Moruya is the bigger suburb, with a population of 4,295 against 3,088, larger than Tenambit; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tenambit for rental income, Tenambit for recent price momentum, Tenambit 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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