Abbotsford vs Wareemba
Wareemba (median $2,960,000) is roughly 14% cheaper to buy into than Abbotsford ($3,435,500). Over the past year, Wareemba (+18.9%) ran 15.4 percentage points ahead of Abbotsford (+3.5%) on house-price growth.
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Abbotsford and Wareemba side by side
| Measure | Abbotsford | Wareemba |
|---|---|---|
| Price and market | ||
| Median house | $3,435,500 | $2,960,000 |
| Median unit | $477,360 | $477,360 |
| House price change, 12 months | +3.5% | +18.9% |
| Renting | ||
| House rent | $1300/wk | $1300/wk |
| Unit rent | $800/wk | $800/wk |
| Owner occupied | 61.0% | 68.0% |
| Renter occupied | 36.0% | 28.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1113 | 1106 |
| Lifestyle and people | ||
| Walk score | 12 | 24 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,431 | 1,519 |
| 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
Wareemba scores higher on walkability (12/100 vs 24/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Abbotsford (1113) sits above Wareemba (1106).
- For buyers
- Wareemba is the lower entry point at $2,960,000 median, 14% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Wareemba carries both higher gross yield (2.28% vs 1.97%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Abbotsford edges out on average school ICSEA (1113 vs 1106).
Abbotsford vs Wareemba: common questions
Is Abbotsford or Wareemba cheaper to buy in?
Wareemba has the lower median house price at $2,960,000, roughly 14% 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 Wareemba?
Over the past 12 months, Wareemba grew +18.9% vs +3.5% in Abbotsford, a gap of 15.4 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 Wareemba have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Abbotsford scores 1113 vs 1106 in Wareemba. 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 Wareemba?
Wareemba scores 24/100 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 Wareemba?
Gross rental yield on houses is 2.28% in Wareemba 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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