Beaconsfield vs Waterloo
Waterloo (median $1,570,000) is roughly 34% cheaper to buy into than Beaconsfield ($2,380,000). Over the past year, Waterloo (+4.7%) ran 4.0 percentage points ahead of Beaconsfield (+0.7%) on house-price growth.
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Beaconsfield and Waterloo side by side
| Measure | Beaconsfield | Waterloo |
|---|---|---|
| Price and market | ||
| Median house | $2,380,000 | $1,570,000 |
| Median unit | $438,480 | $906,500 |
| House price change, 12 months | +0.7% | +4.7% |
| Renting | ||
| House rent | $1100/wk | $1150/wk |
| Unit rent | $823/wk | $1050/wk |
| Owner occupied | 51.0% | 24.0% |
| Renter occupied | 49.0% | 73.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1037 | 1062 |
| Lifestyle and people | ||
| Walk score | 100 | 100 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 1,172 | 16,379 |
| Median age | 33 | 33 |
| Climate | ||
| Annual rainfall | 1101 mm | 1101 mm |
| Mean max, January | 27.1°C | 27.1°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
On school quality, the average ICSEA across schools serving Waterloo (1062) sits above Beaconsfield (1037). Beaconsfield skews owner-occupied (51%), Waterloo runs more rental-dense (24% owner).
- For buyers
- Waterloo is the lower entry point at $1,570,000 median, 34% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Waterloo carries both higher gross yield (3.81% vs 2.40%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Waterloo edges out on average school ICSEA (1062 vs 1037). Beaconsfield also has a higher family-household share (64% vs 47%), so the catchment community skews family-heavy.
Beaconsfield vs Waterloo: common questions
Is Beaconsfield or Waterloo cheaper to buy in?
Waterloo has the lower median house price at $1,570,000, roughly 34% below Beaconsfield ($2,380,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beaconsfield or Waterloo?
Over the past 12 months, Waterloo grew +4.7% vs +0.7% in Beaconsfield, a gap of 4.0 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 Beaconsfield or Waterloo have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Waterloo scores 1062 vs 1037 in Beaconsfield. 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, Beaconsfield or Waterloo?
Gross rental yield on houses is 3.81% in Waterloo vs 2.40% in Beaconsfield. 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.
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