Blacksmiths vs Pelican.
Comparing two suburbs with median house prices of $1,340,000 and $1,000,000. Pelican edges out on more headline metrics in this comparison.
Pelican (median $1,000,000) is roughly 34% cheaper to buy into than Blacksmiths ($1,340,000). Over the past year, Pelican (+5.3%) ran 5.3 percentage points ahead of Blacksmiths (0%) on house-price growth.
For buyers
Pelican is the lower entry point at $1,000,000 median, 34% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Pelican carries both higher gross yield (3.90% vs 2.91%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
School and household data is too similar between the two to call a winner on family fit. Check the individual profiles for street-level school catchments.
Common questions
Is Blacksmiths or Pelican cheaper to buy in?
Pelican has the lower median house price at $1,000,000, roughly 34% below Blacksmiths ($1,340,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Blacksmiths or Pelican?
Over the past 12 months, Pelican grew +5.3% vs 0% in Blacksmiths, a gap of 5.3 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.
Which suburb has higher rental yield, Blacksmiths or Pelican?
Gross rental yield on houses is 3.90% in Pelican vs 2.91% in Blacksmiths. 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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