Spring Farm vs Warners Bay
Property investment comparison - Spring Farm, NSW 2570 vs Warners Bay, NSW 2282
Head-to-head across core investment metrics: Spring Farm wins 2, Warners Bay 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 | Spring Farm | Warners Bay |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $725K | $890K |
| Gross rental yield (houses) | 3.45% | - |
| Gross rental yield (units) | 4.06% | 4.00% |
| 1-year house growth | +7.9% | +7.9% |
| 3-year house growth | +20.5% | +25.8% |
| Vacancy rate | 2.0% | 1.3% |
| Population | 9,868 | 8,237 |
Spring Farm vs Warners Bay: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Spring Farm and $1.1M in Warners Bay.
For units, Spring Farm sits at a median of $725K against $890K in Warners Bay, which makes Spring Farm the more affordable unit market and Warners Bay the pricier one.
Over the past year house prices moved +7.9% in both suburbs.
Looking back three years, Spring Farm houses are +20.5% and Warners Bay houses +25.8%, so Warners Bay has compounded faster than Spring Farm over the longer window.
Rental vacancy is 1.3% in Warners Bay and 2.0% in Spring Farm, so landlords in Warners Bay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Spring Farm is the bigger suburb, with a population of 9,868 against 8,237, larger than Warners Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Warners Bay 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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