Balgowlah vs Manly.
Comparing two suburbs with median house prices of $3,400,000 and $4,487,500. Balgowlah edges out on more headline metrics in this comparison.
Balgowlah (median $3,400,000) is roughly 24% cheaper to buy into than Manly ($4,487,500). Over the past year, Balgowlah (+2.1%) ran 2.4 percentage points ahead of Manly (-0.3%) on house-price growth.
Balgowlah scores higher on walkability (100/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Balgowlah (1139) sits above Manly (1132). Balgowlah skews owner-occupied (67%), Manly runs more rental-dense (46% owner).
For buyers
Balgowlah is the lower entry point at $3,400,000 median, 24% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Balgowlah carries both higher gross yield (3.06% vs 1.56%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Balgowlah edges out on average school ICSEA (1139 vs 1132). Balgowlah also has a higher family-household share (71% vs 61%), so the catchment community skews family-heavy.
Common questions
Is Balgowlah or Manly cheaper to buy in?
Balgowlah has the lower median house price at $3,400,000, roughly 24% below Manly ($4,487,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Balgowlah or Manly?
Over the past 12 months, Balgowlah grew +2.1% vs -0.3% in Manly, a gap of 2.4 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 Balgowlah or Manly have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Balgowlah scores 1139 vs 1132 in Manly. 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, Balgowlah or Manly?
Balgowlah scores 100/100 on walkability vs 30/100. 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, Balgowlah or Manly?
Gross rental yield on houses is 3.06% in Balgowlah vs 1.56% in Manly. 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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