Amaroo vs Forde
Amaroo (median $1,015,000) is roughly 12% cheaper to buy into than Forde ($1,150,000).
Buying in Amaroo or Forde?
Selling in Amaroo? The free selling guide
Amaroo and Forde side by side
| Measure | Amaroo | Forde |
|---|---|---|
| Price and market | ||
| Median house | $1,015,000 | $1,150,000 |
| Median unit | $647,500 | $843,000 |
| Renting | ||
| House rent | $480/wk | $480/wk |
| Unit rent | $460/wk | $590/wk |
| Owner occupied | 71.0% | 76.0% |
| Renter occupied | 28.0% | 23.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1080 | 1079 |
| Lifestyle and people | ||
| Walk score | 46 | 22 |
| Transit score | 90 | 30 |
| Bike score | 100 | 100 |
| Population | 6,129 | 4,435 |
| Median age | 35 | 35 |
| Climate | ||
| Annual rainfall | 646 mm | 646 mm |
| Mean max, January | 28.9°C | 28.9°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
Amaroo scores higher on walkability (46/100 vs 22/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Amaroo (1080) sits above Forde (1079).
- For buyers
- Amaroo is the lower entry point at $1,015,000 median, 12% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Amaroo offers the higher gross rental yield (2.46% vs 2.17%), favouring cash-flow investors.
- For families
- Amaroo edges out on average school ICSEA (1080 vs 1079).
Amaroo vs Forde: common questions
Is Amaroo or Forde cheaper to buy in?
Amaroo has the lower median house price at $1,015,000, roughly 12% below Forde ($1,150,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Amaroo or Forde have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Amaroo scores 1080 vs 1079 in Forde. 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, Amaroo or Forde?
Amaroo scores 46/100 on walkability vs 22/100. 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, Amaroo or Forde?
Gross rental yield on houses is 2.46% in Amaroo vs 2.17% in Forde. 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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