Black Head vs Diamond Beach.
Comparing two suburbs with median house prices of $987,500 and $852,500.
Diamond Beach (median $852,500) is roughly 16% cheaper to buy into than Black Head ($987,500). Over the past year, Diamond Beach (-2.6%) ran 7.5 percentage points ahead of Black Head (-10.1%) on house-price growth.
Black Head scores higher on walkability (6/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Black Head (947) sits above Diamond Beach (926). Diamond Beach skews owner-occupied (77%), Black Head runs more rental-dense (61% owner).
For buyers
Diamond Beach is the lower entry point at $852,500 median, 16% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Diamond Beach carries both higher gross yield (3.57% vs 3.08%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Black Head edges out on average school ICSEA (947 vs 926). Diamond Beach also has a higher family-household share (75% vs 65%), so the catchment community skews family-heavy.
Common questions
Is Black Head or Diamond Beach cheaper to buy in?
Diamond Beach has the lower median house price at $852,500, roughly 16% below Black Head ($987,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Black Head or Diamond Beach?
Over the past 12 months, Diamond Beach grew -2.6% vs -10.1% in Black Head, a gap of 7.5 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 Black Head or Diamond Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Black Head scores 947 vs 926 in Diamond Beach. 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, Black Head or Diamond Beach?
Black Head scores 6/100 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, Black Head or Diamond Beach?
Gross rental yield on houses is 3.57% in Diamond Beach vs 3.08% in Black Head. 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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