Birrong vs Yagoona.
Comparing two suburbs with median house prices of $1,480,000 and $1,385,000.
Yagoona (median $1,385,000) is roughly 7% cheaper to buy into than Birrong ($1,480,000). Over the past year, Birrong (+12.8%) ran 2.7 percentage points ahead of Yagoona (+10.1%) on house-price growth.
Yagoona scores higher on walkability (0/100 vs 22/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Birrong (992) sits above Yagoona (991).
For buyers
Yagoona is the lower entry point at $1,385,000 median, 7% 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: Yagoona delivers the better gross yield (3.38% vs 2.58%), but Birrong 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
Birrong edges out on average school ICSEA (992 vs 991).
Common questions
Is Birrong or Yagoona cheaper to buy in?
Yagoona has the lower median house price at $1,385,000, roughly 7% below Birrong ($1,480,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Birrong or Yagoona?
Over the past 12 months, Birrong grew +12.8% vs +10.1% in Yagoona, a gap of 2.7 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 Birrong or Yagoona have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Birrong scores 992 vs 991 in Yagoona. 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, Birrong or Yagoona?
Yagoona scores 22/100 on walkability vs 0/100. 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, Birrong or Yagoona?
Gross rental yield on houses is 3.38% in Yagoona vs 2.58% in Birrong. 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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