Balcolyn vs Brightwaters.
Comparing two suburbs with median house prices of $880,000 and $1,085,000. Balcolyn edges out on more headline metrics in this comparison.
Balcolyn (median $880,000) is roughly 19% cheaper to buy into than Brightwaters ($1,085,000). Over the past year, Balcolyn (+12.5%) ran 12.5 percentage points ahead of Brightwaters (0%) on house-price growth.
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 carries both higher gross yield (4.11% vs 3.33%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Balcolyn edges out on average school ICSEA (988 vs 968).
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.
Which has stronger property growth, Balcolyn or Brightwaters?
Over the past 12 months, Balcolyn grew +12.5% vs 0% in Brightwaters, a gap of 12.5 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 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.
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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