Albion Park vs Tullimbar.
Comparing two suburbs with median house prices of $900,000 and $860,000. Tullimbar edges out on more headline metrics in this comparison.
Tullimbar (median $860,000) is roughly 5% cheaper to buy into than Albion Park ($900,000). Over the past year, Albion Park (+4.7%) ran 4.2 percentage points ahead of Tullimbar (+0.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Tullimbar (987) sits above Albion Park (980).
For buyers
Tullimbar is the lower entry point at $860,000 median, 5% 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: Tullimbar delivers the better gross yield (4.84% vs 4.62%), but Albion Park 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
Tullimbar edges out on average school ICSEA (987 vs 980).
Common questions
Is Albion Park or Tullimbar cheaper to buy in?
Tullimbar has the lower median house price at $860,000, roughly 5% below Albion Park ($900,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Albion Park or Tullimbar?
Over the past 12 months, Albion Park grew +4.7% vs +0.5% in Tullimbar, a gap of 4.2 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 Albion Park or Tullimbar have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tullimbar scores 987 vs 980 in Albion Park. 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 suburb has higher rental yield, Albion Park or Tullimbar?
Gross rental yield on houses is 4.84% in Tullimbar vs 4.62% in Albion Park. 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.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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