Annangrove vs Beaumont Hills.
Comparing two suburbs with median house prices of $3,685,000 and $1,855,500. Beaumont Hills edges out on more headline metrics in this comparison.
Beaumont Hills (median $1,855,500) is roughly 99% cheaper to buy into than Annangrove ($3,685,000). Over the past year, Annangrove (+15.2%) ran 11.7 percentage points ahead of Beaumont Hills (+3.5%) on house-price growth.
Beaumont Hills scores higher on walkability (2/100 vs 14/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beaumont Hills (1105) sits above Annangrove (1098).
For buyers
Beaumont Hills is the lower entry point at $1,855,500 median, 99% 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: Beaumont Hills delivers the better gross yield (2.58% vs 1.59%), but Annangrove 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
Beaumont Hills edges out on average school ICSEA (1105 vs 1098).
Common questions
Is Annangrove or Beaumont Hills cheaper to buy in?
Beaumont Hills has the lower median house price at $1,855,500, roughly 99% below Annangrove ($3,685,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Annangrove or Beaumont Hills?
Over the past 12 months, Annangrove grew +15.2% vs +3.5% in Beaumont Hills, a gap of 11.7 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 Annangrove or Beaumont Hills have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beaumont Hills scores 1105 vs 1098 in Annangrove. 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, Annangrove or Beaumont Hills?
Beaumont Hills scores 14/100 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, Annangrove or Beaumont Hills?
Gross rental yield on houses is 2.58% in Beaumont Hills vs 1.59% in Annangrove. 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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