Arcadia Vale vs Buttaba
Arcadia Vale (median $875,000) is roughly 5% cheaper to buy into than Buttaba ($920,000). Over the past year, Buttaba (+10.4%) ran 1.0 percentage points ahead of Arcadia Vale (+9.4%) on house-price growth.
Buying in Arcadia Vale or Buttaba?
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Arcadia Vale and Buttaba side by side
| Measure | Arcadia Vale | Buttaba |
|---|---|---|
| Price and market | ||
| Median house | $875,000 | $920,000 |
| Median unit | $277,200 | $277,200 |
| House price change, 12 months | +9.4% | +10.4% |
| Renting | ||
| House rent | $660/wk | $660/wk |
| Unit rent | $520/wk | $520/wk |
| Owner occupied | 81.0% | 88.0% |
| Renter occupied | 17.0% | 11.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 989 | 991 |
| Lifestyle and people | ||
| Walk score | 12 | – |
| Transit score | 0 | – |
| Bike score | 20 | – |
| Population | 1,431 | 1,204 |
| Median age | 45 | 43 |
| Climate | ||
| Annual rainfall | 1115 mm | 1115 mm |
| Mean max, January | 27.9°C | 27.9°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
On school quality, the average ICSEA across schools serving Buttaba (991) sits above Arcadia Vale (989).
- For buyers
- Arcadia Vale is the lower entry point at $875,000 median, 5% 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: Arcadia Vale delivers the better gross yield (3.92% vs 3.73%), but Buttaba 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
- Buttaba edges out on average school ICSEA (991 vs 989).
Arcadia Vale vs Buttaba: common questions
Is Arcadia Vale or Buttaba cheaper to buy in?
Arcadia Vale has the lower median house price at $875,000, roughly 5% below Buttaba ($920,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Arcadia Vale or Buttaba?
Over the past 12 months, Buttaba grew +10.4% vs +9.4% in Arcadia Vale, a gap of 1.0 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 Arcadia Vale or Buttaba have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Buttaba scores 991 vs 989 in Arcadia Vale. 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 suburb has higher rental yield, Arcadia Vale or Buttaba?
Gross rental yield on houses is 3.92% in Arcadia Vale vs 3.73% in Buttaba. 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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