Bayswater North vs Boronia.
Comparing two suburbs with median house prices of $920,000 and $860,900.
Boronia (median $860,900) is roughly 7% cheaper to buy into than Bayswater North ($920,000).
On school quality, the average ICSEA across schools serving Bayswater North (1042) sits above Boronia (1031).
For buyers
Boronia is the lower entry point at $860,900 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Boronia offers the higher gross rental yield (3.38% vs 2.09%), favouring cash-flow investors.
For families
Bayswater North edges out on average school ICSEA (1042 vs 1031).
Common questions
Is Bayswater North or Boronia cheaper to buy in?
Boronia has the lower median house price at $860,900, roughly 7% below Bayswater North ($920,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Bayswater North or Boronia have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bayswater North scores 1042 vs 1031 in Boronia. 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, Bayswater North or Boronia?
Gross rental yield on houses is 3.38% in Boronia vs 2.09% in Bayswater North. 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).
Compare Bayswater North against another suburb