Abbotsford vs Concord
Concord (median $3,232,500) is roughly 6% cheaper to buy into than Abbotsford ($3,435,500). Over the past year, Concord (+9.8%) ran 6.3 percentage points ahead of Abbotsford (+3.5%) on house-price growth.
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Abbotsford and Concord side by side
| Measure | Abbotsford | Concord |
|---|---|---|
| Price and market | ||
| Median house | $3,435,500 | $3,232,500 |
| Median unit | $477,360 | $475,200 |
| House price change, 12 months | +3.5% | +9.8% |
| Renting | ||
| House rent | $1300/wk | $1195/wk |
| Unit rent | $800/wk | $805/wk |
| Owner occupied | 61.0% | 75.0% |
| Renter occupied | 36.0% | 23.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1113 | 1101 |
| Lifestyle and people | ||
| Walk score | 12 | 26 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,431 | 14,551 |
| Median age | 47 | 43 |
| Climate | ||
| Annual rainfall | 1036 mm | 981 mm |
| Mean max, January | 27.7°C | 28.3°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Concord scores higher on walkability (12/100 vs 26/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Abbotsford (1113) sits above Concord (1101). Concord skews owner-occupied (75%), Abbotsford runs more rental-dense (61% owner).
- For buyers
- Concord is the lower entry point at $3,232,500 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Abbotsford delivers the better gross yield (1.97% vs 1.92%), but Concord has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Abbotsford edges out on average school ICSEA (1113 vs 1101). Concord also has a higher family-household share (79% vs 68%), so the catchment community skews family-heavy.
Abbotsford vs Concord: common questions
Is Abbotsford or Concord cheaper to buy in?
Concord has the lower median house price at $3,232,500, roughly 6% below Abbotsford ($3,435,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Abbotsford or Concord?
Over the past 12 months, Concord grew +9.8% vs +3.5% in Abbotsford, a gap of 6.3 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Abbotsford or Concord have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Abbotsford scores 1113 vs 1101 in Concord. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Abbotsford or Concord?
Concord scores 26/100 on walkability vs 12/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Abbotsford or Concord?
Gross rental yield on houses is 1.97% in Abbotsford vs 1.92% in Concord. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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