Blackwall vs Horsfield Bay.
Comparing two suburbs with median house prices of $1,250,000 and $1,100,000.
Horsfield Bay (median $1,100,000) is roughly 14% cheaper to buy into than Blackwall ($1,250,000). Over the past year, Horsfield Bay (+12.8%) ran 24.0 percentage points ahead of Blackwall (-11.2%) on house-price growth.
Blackwall 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 Blackwall (1033) sits above Horsfield Bay (1023). Horsfield Bay skews owner-occupied (88%), Blackwall runs more rental-dense (66% owner).
For buyers
Horsfield Bay is the lower entry point at $1,100,000 median, 14% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Horsfield Bay carries both higher gross yield (3.07% vs 2.70%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Blackwall edges out on average school ICSEA (1033 vs 1023). Horsfield Bay also has a higher family-household share (75% vs 65%), so the catchment community skews family-heavy.
Common questions
Is Blackwall or Horsfield Bay cheaper to buy in?
Horsfield Bay has the lower median house price at $1,100,000, roughly 14% below Blackwall ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Blackwall or Horsfield Bay?
Over the past 12 months, Horsfield Bay grew +12.8% vs -11.2% in Blackwall, a gap of 24.0 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 Blackwall or Horsfield Bay have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Blackwall scores 1033 vs 1023 in Horsfield Bay. 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, Blackwall or Horsfield Bay?
Blackwall 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, Blackwall or Horsfield Bay?
Gross rental yield on houses is 3.07% in Horsfield Bay vs 2.70% in Blackwall. 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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