Andrews Farm vs Angle Vale.
Comparing two suburbs with median house prices of $771,500 and $887,500. Andrews Farm edges out on more headline metrics in this comparison.
Andrews Farm (median $771,500) is roughly 13% cheaper to buy into than Angle Vale ($887,500). Over the past year, Andrews Farm (+18.7%) ran 13.0 percentage points ahead of Angle Vale (+5.7%) on house-price growth.
Andrews Farm scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Angle Vale (955) sits above Andrews Farm (949). Angle Vale skews owner-occupied (87%), Andrews Farm runs more rental-dense (59% owner).
For buyers
Andrews Farm is the lower entry point at $771,500 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Andrews Farm carries both higher gross yield (3.77% vs 3.69%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Angle Vale edges out on average school ICSEA (955 vs 949). Angle Vale also has a higher family-household share (87% vs 76%), so the catchment community skews family-heavy.
Common questions
Is Andrews Farm or Angle Vale cheaper to buy in?
Andrews Farm has the lower median house price at $771,500, roughly 13% below Angle Vale ($887,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Andrews Farm or Angle Vale?
Over the past 12 months, Andrews Farm grew +18.7% vs +5.7% in Angle Vale, a gap of 13.0 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 Andrews Farm or Angle Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Angle Vale scores 955 vs 949 in Andrews Farm. 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, Andrews Farm or Angle Vale?
Andrews Farm scores 2/100 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.
Which suburb has higher rental yield, Andrews Farm or Angle Vale?
Gross rental yield on houses is 3.77% in Andrews Farm vs 3.69% in Angle Vale. 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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