Baulkham Hills vs North Rocks.
Comparing two suburbs with median house prices of $1,950,000 and $1,940,000. North Rocks edges out on more headline metrics in this comparison.
North Rocks (median $1,940,000) is roughly 1% cheaper to buy into than Baulkham Hills ($1,950,000). Over the past year, Baulkham Hills (+1.7%) ran 2.2 percentage points ahead of North Rocks (-0.5%) on house-price growth.
North Rocks scores higher on walkability (16/100 vs 38/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving North Rocks (1113) sits above Baulkham Hills (1111).
For buyers
North Rocks is the lower entry point at $1,940,000 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Baulkham Hills carries both higher gross yield (2.40% vs 2.14%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
North Rocks edges out on average school ICSEA (1113 vs 1111).
Common questions
Is Baulkham Hills or North Rocks cheaper to buy in?
North Rocks has the lower median house price at $1,940,000, roughly 1% below Baulkham Hills ($1,950,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Baulkham Hills or North Rocks?
Over the past 12 months, Baulkham Hills grew +1.7% vs -0.5% in North Rocks, a gap of 2.2 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 Baulkham Hills or North Rocks have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Rocks scores 1113 vs 1111 in Baulkham Hills. 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, Baulkham Hills or North Rocks?
North Rocks scores 38/100 on walkability vs 16/100. 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, Baulkham Hills or North Rocks?
Gross rental yield on houses is 2.40% in Baulkham Hills vs 2.14% in North Rocks. 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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