Abbotsford vs Russell Lea
Russell Lea (median $3,300,000) is roughly 4% cheaper to buy into than Abbotsford ($3,435,500). Over the past year, Russell Lea (+9.8%) ran 6.3 percentage points ahead of Abbotsford (+3.5%) on house-price growth.
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Abbotsford and Russell Lea side by side
| Measure | Abbotsford | Russell Lea |
|---|---|---|
| Price and market | ||
| Median house | $3,435,500 | $3,300,000 |
| Median unit | $477,360 | $477,360 |
| House price change, 12 months | +3.5% | +9.8% |
| Renting | ||
| House rent | $1300/wk | $1300/wk |
| Unit rent | $800/wk | $800/wk |
| Owner occupied | 61.0% | 73.0% |
| Renter occupied | 36.0% | 26.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1113 | 1118 |
| Lifestyle and people | ||
| Walk score | 12 | 20 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,431 | 4,920 |
| Median age | 47 | 43 |
| Climate | ||
| Annual rainfall | 1036 mm | 1036 mm |
| Mean max, January | 27.7°C | 27.7°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
Russell Lea scores higher on walkability (12/100 vs 20/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Russell Lea (1118) sits above Abbotsford (1113). Russell Lea skews owner-occupied (73%), Abbotsford runs more rental-dense (61% owner).
- For buyers
- Russell Lea is the lower entry point at $3,300,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Russell Lea carries both higher gross yield (2.05% vs 1.97%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Russell Lea edges out on average school ICSEA (1118 vs 1113).
Abbotsford vs Russell Lea: common questions
Is Abbotsford or Russell Lea cheaper to buy in?
Russell Lea has the lower median house price at $3,300,000, roughly 4% 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 Russell Lea?
Over the past 12 months, Russell Lea 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 Russell Lea have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Russell Lea scores 1118 vs 1113 in Abbotsford. 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 Russell Lea?
Russell Lea scores 20/100 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 Russell Lea?
Gross rental yield on houses is 2.05% in Russell Lea vs 1.97% in Abbotsford. 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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