Beaumont Hills vs Kellyville Ridge.
Comparing two suburbs with median house prices of $1,855,500 and $1,600,000.
Kellyville Ridge (median $1,600,000) is roughly 16% cheaper to buy into than Beaumont Hills ($1,855,500). Over the past year, Beaumont Hills (+3.5%) ran 0.9 percentage points ahead of Kellyville Ridge (+2.6%) on house-price growth.
Kellyville Ridge scores higher on walkability (14/100 vs 60/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beaumont Hills (1105) sits above Kellyville Ridge (1098). Beaumont Hills skews owner-occupied (84%), Kellyville Ridge runs more rental-dense (74% owner).
For buyers
Kellyville Ridge is the lower entry point at $1,600,000 median, 16% 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: Kellyville Ridge delivers the better gross yield (2.99% vs 2.58%), but Beaumont Hills 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
Beaumont Hills edges out on average school ICSEA (1105 vs 1098).
Common questions
Is Beaumont Hills or Kellyville Ridge cheaper to buy in?
Kellyville Ridge has the lower median house price at $1,600,000, roughly 16% below Beaumont Hills ($1,855,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beaumont Hills or Kellyville Ridge?
Over the past 12 months, Beaumont Hills grew +3.5% vs +2.6% in Kellyville Ridge, a gap of 0.9 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 Beaumont Hills or Kellyville Ridge have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beaumont Hills scores 1105 vs 1098 in Kellyville Ridge. 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, Beaumont Hills or Kellyville Ridge?
Kellyville Ridge scores 60/100 on walkability vs 14/100. 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, Beaumont Hills or Kellyville Ridge?
Gross rental yield on houses is 2.99% in Kellyville Ridge vs 2.58% in Beaumont Hills. 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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