Blackbutt vs Oak Flats
Oak Flats (median $907,500) is roughly 14% cheaper to buy into than Blackbutt ($1,060,000). Over the past year, Blackbutt (+8.6%) ran 5.9 percentage points ahead of Oak Flats (+2.7%) on house-price growth.
Buying in Blackbutt or Oak Flats?
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Blackbutt and Oak Flats side by side
| Measure | Blackbutt | Oak Flats |
|---|---|---|
| Price and market | ||
| Median house | $1,060,000 | $907,500 |
| Median unit | $343,440 | $343,440 |
| House price change, 12 months | +8.6% | +2.7% |
| Renting | ||
| House rent | $810/wk | $810/wk |
| Unit rent | $660/wk | $660/wk |
| Owner occupied | 69.0% | 74.0% |
| Renter occupied | 29.0% | 24.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 964 | 959 |
| Lifestyle and people | ||
| Walk score | 34 | – |
| Transit score | 0 | – |
| Bike score | 100 | – |
| Population | 3,291 | 6,840 |
| Median age | 43 | 42 |
| Climate | ||
| Annual rainfall | 1020 mm | 978 mm |
| Mean max, January | 26.1°C | 26.6°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
On school quality, the average ICSEA across schools serving Blackbutt (964) sits above Oak Flats (959).
- For buyers
- Oak Flats is the lower entry point at $907,500 median, 14% 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: Oak Flats delivers the better gross yield (4.64% vs 3.97%), but Blackbutt 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
- Blackbutt edges out on average school ICSEA (964 vs 959).
Blackbutt vs Oak Flats: common questions
Is Blackbutt or Oak Flats cheaper to buy in?
Oak Flats has the lower median house price at $907,500, roughly 14% below Blackbutt ($1,060,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Blackbutt or Oak Flats?
Over the past 12 months, Blackbutt grew +8.6% vs +2.7% in Oak Flats, a gap of 5.9 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 Blackbutt or Oak Flats have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Blackbutt scores 964 vs 959 in Oak Flats. 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, Blackbutt or Oak Flats?
Gross rental yield on houses is 4.64% in Oak Flats vs 3.97% in Blackbutt. 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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