Bayswater vs Boronia
Boronia (median $860,900) is roughly 3% cheaper to buy into than Bayswater ($891,700).
Buying in Bayswater or Boronia?
Selling in Bayswater? The free selling guide
Bayswater and Boronia side by side
| Measure | Bayswater | Boronia |
|---|---|---|
| Price and market | ||
| Median house | $891,700 | $860,900 |
| Median unit | $692,000 | $680,000 |
| Renting | ||
| House rent | $590/wk | $590/wk |
| Unit rent | $493/wk | $500/wk |
| Owner occupied | – | 70.0% |
| Renter occupied | – | 28.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1042 | 1031 |
| Lifestyle and people | ||
| Walk score | 86 | 46 |
| Transit score | 20 | 20 |
| Bike score | 100 | 100 |
| Population | – | 23,607 |
| Median age | – | 39 |
| Climate | ||
| Annual rainfall | 833 mm | 898 mm |
| Mean max, January | 26.8°C | 26.4°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
Bayswater scores higher on walkability (86/100 vs 46/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bayswater (1042) sits above Boronia (1031).
- For buyers
- Boronia is the lower entry point at $860,900 median, 3% 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 (3.56% vs 3.44%), favouring cash-flow investors.
- For families
- Bayswater edges out on average school ICSEA (1042 vs 1031).
Bayswater vs Boronia: common questions
Is Bayswater or Boronia cheaper to buy in?
Boronia has the lower median house price at $860,900, roughly 3% below Bayswater ($891,700). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Bayswater or Boronia have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bayswater 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 is more walkable, Bayswater or Boronia?
Bayswater scores 86/100 on walkability vs 46/100. 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, Bayswater or Boronia?
Gross rental yield on houses is 3.56% in Boronia vs 3.44% in Bayswater. 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.
Keep comparing
The two suburbs
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