Balcolyn vs Brightwaters
Balcolyn (median $880,000) is roughly 19% cheaper to buy into than Brightwaters ($1,085,000).
Buying in Balcolyn or Brightwaters?
Selling in Balcolyn? The free selling guide
Balcolyn and Brightwaters side by side
| Measure | Balcolyn | Brightwaters |
|---|---|---|
| Price and market | ||
| Median house | $880,000 | $1,085,000 |
| Median unit | $278,640 | $278,640 |
| House price change, 12 months | +12.5% | – |
| Renting | ||
| House rent | $695/wk | $695/wk |
| Owner occupied | 77.0% | 80.0% |
| Renter occupied | 23.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 988 | 968 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 20 | 25 |
| Population | 1,002 | 875 |
| Median age | 43 | 50 |
| Climate | ||
| Annual rainfall | 1116 mm | 1116 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 Balcolyn (988) sits above Brightwaters (968).
- For buyers
- Balcolyn is the lower entry point at $880,000 median, 19% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Balcolyn offers the higher gross rental yield (4.11% vs 3.33%), favouring cash-flow investors.
- For families
- Balcolyn edges out on average school ICSEA (988 vs 968).
Balcolyn vs Brightwaters: common questions
Is Balcolyn or Brightwaters cheaper to buy in?
Balcolyn has the lower median house price at $880,000, roughly 19% below Brightwaters ($1,085,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Balcolyn or Brightwaters have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Balcolyn scores 988 vs 968 in Brightwaters. 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, Balcolyn or Brightwaters?
Gross rental yield on houses is 4.11% in Balcolyn vs 3.33% in Brightwaters. 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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The two suburbs
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