Andrews Farm vs Smithfield Plains.
Comparing two suburbs with median house prices of $730,000 and $686,000. Smithfield Plains edges out on more headline metrics in this comparison.
Smithfield Plains (median $686,000) is roughly 6% cheaper to buy into than Andrews Farm ($730,000). Over the past year, Smithfield Plains (+19.3%) ran 7.0 percentage points ahead of Andrews Farm (+12.3%) on house-price growth.
Smithfield Plains scores higher on walkability (2/100 vs 28/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Andrews Farm (949) sits above Smithfield Plains (937). Andrews Farm skews owner-occupied (59%), Smithfield Plains runs more rental-dense (48% owner).
For buyers
Smithfield Plains is the lower entry point at $686,000 median, 6% 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: Andrews Farm delivers the better gross yield (3.99% vs 3.94%), but Smithfield Plains 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
Andrews Farm edges out on average school ICSEA (949 vs 937).
Common questions
Is Andrews Farm or Smithfield Plains cheaper to buy in?
Smithfield Plains has the lower median house price at $686,000, roughly 6% below Andrews Farm ($730,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Andrews Farm or Smithfield Plains?
Over the past 12 months, Smithfield Plains grew +19.3% vs +12.3% in Andrews Farm, a gap of 7.0 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 Smithfield Plains have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Andrews Farm scores 949 vs 937 in Smithfield Plains. 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 Smithfield Plains?
Smithfield Plains scores 28/100 on walkability vs 2/100. 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 Smithfield Plains?
Gross rental yield on houses is 3.99% in Andrews Farm vs 3.94% in Smithfield Plains. 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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