Annangrove vs Box Hill
Box Hill (median $1,275,000) is roughly 65% cheaper to buy into than Annangrove ($3,685,000). Over the past year, Annangrove (+15.2%) ran 7.7 percentage points ahead of Box Hill (+7.5%) on house-price growth.
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Annangrove and Box Hill side by side
| Measure | Annangrove | Box Hill |
|---|---|---|
| Price and market | ||
| Median house | $3,685,000 | $1,275,000 |
| Median unit | $506,880 | $446,400 |
| House price change, 12 months | +15.2% | +7.5% |
| Renting | ||
| House rent | $1125/wk | $850/wk |
| Unit rent | – | $560/wk |
| Owner occupied | 88.0% | 79.0% |
| Renter occupied | 11.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1098 | 1053 |
| Lifestyle and people | ||
| Walk score | 2 | 8 |
| Transit score | 0 | 0 |
| Bike score | 5 | 100 |
| Population | 1,472 | 6,450 |
| Median age | 44 | 31 |
| Climate | ||
| Annual rainfall | 811 mm | 743 mm |
| Mean max, January | 29.5°C | 29.8°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
Box Hill scores higher on walkability (2/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Annangrove (1098) sits above Box Hill (1053).
- For buyers
- Box Hill is the lower entry point at $1,275,000 median, 65% 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: Box Hill delivers the better gross yield (3.47% 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
- Annangrove edges out on average school ICSEA (1098 vs 1053).
Annangrove vs Box Hill: common questions
Is Annangrove or Box Hill cheaper to buy in?
Box Hill has the lower median house price at $1,275,000, roughly 65% 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 Box Hill?
Over the past 12 months, Annangrove grew +15.2% vs +7.5% in Box Hill, a gap of 7.7 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 Box Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Annangrove scores 1098 vs 1053 in Box Hill. 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 Box Hill?
Box Hill scores 8/100 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 Box Hill?
Gross rental yield on houses is 3.47% in Box Hill 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.
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