Beaumont vs Waterfall Gully.
Comparing two suburbs with median house prices of $1,620,000 and $1,295,000.
Waterfall Gully (median $1,295,000) is roughly 25% cheaper to buy into than Beaumont ($1,620,000). Over the past year, Waterfall Gully (0%) ran 5.5 percentage points ahead of Beaumont (-5.5%) on house-price growth.
Beaumont scores higher on walkability (16/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beaumont (1127) sits above Waterfall Gully (1125).
For buyers
Waterfall Gully is the lower entry point at $1,295,000 median, 25% 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: Beaumont delivers the better gross yield (3.21% vs 1.65%), but Waterfall Gully 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 edges out on average school ICSEA (1127 vs 1125). Waterfall Gully also has a higher family-household share (91% vs 80%), so the catchment community skews family-heavy.
Common questions
Is Beaumont or Waterfall Gully cheaper to buy in?
Waterfall Gully has the lower median house price at $1,295,000, roughly 25% below Beaumont ($1,620,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beaumont or Waterfall Gully?
Over the past 12 months, Waterfall Gully grew 0% vs -5.5% in Beaumont, a gap of 5.5 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 or Waterfall Gully have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beaumont scores 1127 vs 1125 in Waterfall Gully. 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 or Waterfall Gully?
Beaumont scores 16/100 on walkability vs 0/100. 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 or Waterfall Gully?
Gross rental yield on houses is 3.21% in Beaumont vs 1.65% in Waterfall Gully. 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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