Belair vs Hawthorndene.
Comparing two suburbs with median house prices of $1,330,000 and $1,111,000.
Hawthorndene (median $1,111,000) is roughly 20% cheaper to buy into than Belair ($1,330,000). Over the past year, Hawthorndene (+21.9%) ran 21.9 percentage points ahead of Belair (0%) on house-price growth.
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 $1,111,000 median, 20% 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: Belair delivers the better gross yield (3.48% vs 3.28%), but Hawthorndene 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).
Common questions
Is Belair or Hawthorndene cheaper to buy in?
Hawthorndene has the lower median house price at $1,111,000, roughly 20% below Belair ($1,330,000). 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, Hawthorndene grew +21.9% vs 0% in Belair, a gap of 21.9 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 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 3.48% in Belair vs 3.28% in Hawthorndene. 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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