Beacon Hill vs Allambie Heights.
Comparing two suburbs with median house prices of $2,351,000 and $2,682,500. Allambie Heights edges out on more headline metrics in this comparison.
Beacon Hill (median $2,351,000) is roughly 12% cheaper to buy into than Allambie Heights ($2,682,500). Over the past year, Allambie Heights (+6.2%) ran 4.7 percentage points ahead of Beacon Hill (+1.5%) on house-price growth.
Allambie Heights scores higher on walkability (8/100 vs 42/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Allambie Heights (1115) sits above Beacon Hill (1097).
For buyers
Beacon Hill is the lower entry point at $2,351,000 median, 12% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Beacon Hill delivers the better gross yield (3.15% vs 2.76%), but Allambie Heights has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Allambie Heights edges out on average school ICSEA (1115 vs 1097).
Common questions
Is Beacon Hill or Allambie Heights cheaper to buy in?
Beacon Hill has the lower median house price at $2,351,000, roughly 12% below Allambie Heights ($2,682,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beacon Hill or Allambie Heights?
Over the past 12 months, Allambie Heights grew +6.2% vs +1.5% in Beacon Hill, a gap of 4.7 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 Beacon Hill or Allambie Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Allambie Heights scores 1115 vs 1097 in Beacon Hill. 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, Beacon Hill or Allambie Heights?
Allambie Heights scores 42/100 on walkability vs 8/100. 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, Beacon Hill or Allambie Heights?
Gross rental yield on houses is 3.15% in Beacon Hill vs 2.76% in Allambie Heights. 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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