Beverly Hills vs Kingsgrove.
Comparing two suburbs with median house prices of $1,750,000 and $1,830,000. Beverly Hills edges out on more headline metrics in this comparison.
Beverly Hills (median $1,750,000) is roughly 4% cheaper to buy into than Kingsgrove ($1,830,000). Over the past year, Beverly Hills (0%) ran 2.9 percentage points ahead of Kingsgrove (-2.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Kingsgrove (1053) sits above Beverly Hills (1047).
For buyers
Beverly Hills is the lower entry point at $1,750,000 median, 4% 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: Kingsgrove delivers the better gross yield (2.78% vs 2.53%), but Beverly 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
Kingsgrove edges out on average school ICSEA (1053 vs 1047).
Common questions
Is Beverly Hills or Kingsgrove cheaper to buy in?
Beverly Hills has the lower median house price at $1,750,000, roughly 4% below Kingsgrove ($1,830,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beverly Hills or Kingsgrove?
Over the past 12 months, Beverly Hills grew 0% vs -2.9% in Kingsgrove, a gap of 2.9 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 Beverly Hills or Kingsgrove have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kingsgrove scores 1053 vs 1047 in Beverly Hills. 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, Beverly Hills or Kingsgrove?
Gross rental yield on houses is 2.78% in Kingsgrove vs 2.53% in Beverly 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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