Aire Valley vs Beech Forest
Beech Forest scores higher on walkability (0/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beech Forest (996) sits above Aire Valley (989).
Buying in Aire Valley or Beech Forest?
Selling in Aire Valley? The free selling guide
Aire Valley and Beech Forest side by side
| Measure | Aire Valley | Beech Forest |
|---|---|---|
| Renting | ||
| Owner occupied | – | 80.0% |
| Renter occupied | – | 15.0% |
| Schools | ||
| Schools nearby | 2 | 4 |
| Average ICSEA | 989 | 996 |
| Lifestyle and people | ||
| Walk score | 0 | 4 |
| Transit score | 0 | 0 |
| Bike score | 0 | 100 |
| Population | – | 125 |
| Median age | – | 50 |
| Climate | ||
| Annual rainfall | 1504 mm | 1669 mm |
| Mean max, January | 21.1°C | 21.0°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
- For buyers
- We don't yet have verified suburb-level medians for one or both of these suburbs. Check the individual profiles for the data we do publish, and the methodology page for how we source it.
- For investors
- Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
- For families
- Beech Forest edges out on average school ICSEA (996 vs 989).
Aire Valley vs Beech Forest: common questions
Does Aire Valley or Beech Forest have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beech Forest scores 996 vs 989 in Aire Valley. 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, Aire Valley or Beech Forest?
Beech Forest scores 4/100 on walkability vs 0/100. 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.
Keep comparing
The two suburbs
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Choosing between Aire Valley and Beech Forest?
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