Biggera Waters vs Labrador
Labrador (median $1,026,500) is roughly 21% cheaper to buy into than Biggera Waters ($1,300,000).
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Biggera Waters and Labrador side by side
| Measure | Biggera Waters | Labrador |
|---|---|---|
| Price and market | ||
| Median house | $1,300,000 | $1,026,500 |
| Median unit | $635,000 | $635,000 |
| Renting | ||
| House rent | $800/wk | $780/wk |
| Unit rent | $750/wk | $700/wk |
| Owner occupied | 50.0% | 51.0% |
| Renter occupied | 47.0% | 46.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1041 | 1043 |
| Lifestyle and people | ||
| Walk score | 78 | 34 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 9,973 | 18,643 |
| Median age | 44 | 45 |
| Climate | ||
| Annual rainfall | 1267 mm | 1267 mm |
| Mean max, January | 29.2°C | 29.2°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
Biggera Waters scores higher on walkability (78/100 vs 34/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Labrador (1043) sits above Biggera Waters (1041).
- For buyers
- Labrador is the lower entry point at $1,026,500 median, 21% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Labrador offers the higher gross rental yield (3.95% vs 3.20%), favouring cash-flow investors.
- For families
- Labrador edges out on average school ICSEA (1043 vs 1041).
Biggera Waters vs Labrador: common questions
Is Biggera Waters or Labrador cheaper to buy in?
Labrador has the lower median house price at $1,026,500, roughly 21% below Biggera Waters ($1,300,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Biggera Waters or Labrador have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Labrador scores 1043 vs 1041 in Biggera Waters. 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, Biggera Waters or Labrador?
Biggera Waters scores 78/100 on walkability vs 34/100. 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, Biggera Waters or Labrador?
Gross rental yield on houses is 3.95% in Labrador vs 3.20% in Biggera Waters. 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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The two suburbs
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