Bilambil Heights vs Tweed Heads.
Comparing two suburbs with median house prices of $1,146,000 and $1,660,000. Bilambil Heights edges out on more headline metrics in this comparison.
Bilambil Heights (median $1,146,000) is roughly 31% cheaper to buy into than Tweed Heads ($1,660,000). Over the past year, Bilambil Heights (+8.3%) ran 8.3 percentage points ahead of Tweed Heads (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Tweed Heads (994) sits above Bilambil Heights (990). Bilambil Heights skews owner-occupied (83%), Tweed Heads runs more rental-dense (62% owner).
For buyers
Bilambil Heights is the lower entry point at $1,146,000 median, 31% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bilambil Heights carries both higher gross yield (4.31% vs 2.35%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Tweed Heads edges out on average school ICSEA (994 vs 990). Bilambil Heights also has a higher family-household share (75% vs 56%), so the catchment community skews family-heavy.
Common questions
Is Bilambil Heights or Tweed Heads cheaper to buy in?
Bilambil Heights has the lower median house price at $1,146,000, roughly 31% below Tweed Heads ($1,660,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bilambil Heights or Tweed Heads?
Over the past 12 months, Bilambil Heights grew +8.3% vs 0% in Tweed Heads, a gap of 8.3 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 Bilambil Heights or Tweed Heads have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tweed Heads scores 994 vs 990 in Bilambil Heights. 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, Bilambil Heights or Tweed Heads?
Gross rental yield on houses is 4.31% in Bilambil Heights vs 2.35% in Tweed Heads. 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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