Belair vs Hawthorndene
Hawthorndene (median $1,140,000) is roughly 22% cheaper to buy into than Belair ($1,455,000). Over the past year, Belair (+20.5%) ran 14.0 percentage points ahead of Hawthorndene (+6.5%) on house-price growth.
Buying in Belair or Hawthorndene?
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Belair and Hawthorndene side by side
| Measure | Belair | Hawthorndene |
|---|---|---|
| Price and market | ||
| Median house | $1,455,000 | $1,140,000 |
| Median unit | $316,800 | $308,880 |
| House price change, 12 months | +20.5% | +6.5% |
| Renting | ||
| House rent | $875/wk | $800/wk |
| Unit rent | $450/wk | $360/wk |
| Owner occupied | 84.0% | 92.0% |
| Renter occupied | 8.0% | 8.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1105 | 1098 |
| Lifestyle and people | ||
| Walk score | 14 | 2 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,718 | 3,389 |
| Median age | 47 | 41 |
| Climate | ||
| Annual rainfall | 598 mm | 774 mm |
| Mean max, January | 28.5°C | 27.4°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
Belair scores higher on walkability (14/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belair (1105) sits above Hawthorndene (1098).
- For buyers
- Hawthorndene is the lower entry point at $1,140,000 median, 22% 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: Hawthorndene delivers the better gross yield (3.65% vs 3.13%), but Belair 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
- Belair edges out on average school ICSEA (1105 vs 1098).
Belair vs Hawthorndene: common questions
Is Belair or Hawthorndene cheaper to buy in?
Hawthorndene has the lower median house price at $1,140,000, roughly 22% below Belair ($1,455,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belair or Hawthorndene?
Over the past 12 months, Belair grew +20.5% vs +6.5% in Hawthorndene, a gap of 14.0 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 Belair or Hawthorndene have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belair scores 1105 vs 1098 in Hawthorndene. 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, Belair or Hawthorndene?
Belair scores 14/100 on walkability vs 2/100. 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, Belair or Hawthorndene?
Gross rental yield on houses is 3.65% in Hawthorndene vs 3.13% in Belair. 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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