Blackwood vs Coromandel Valley.
Comparing two suburbs with median house prices of $1,290,000 and $1,226,500. Blackwood edges out on more headline metrics in this comparison.
Coromandel Valley (median $1,226,500) is roughly 5% cheaper to buy into than Blackwood ($1,290,000). Over the past year, Blackwood (+22.9%) ran 22.9 percentage points ahead of Coromandel Valley (0%) on house-price growth.
Blackwood scores higher on walkability (90/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Blackwood (1097) sits above Coromandel Valley (1078). Coromandel Valley skews owner-occupied (92%), Blackwood runs more rental-dense (82% owner).
For buyers
Coromandel Valley is the lower entry point at $1,226,500 median, 5% 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: Coromandel Valley delivers the better gross yield (2.52% vs 2.42%), but Blackwood 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
Blackwood edges out on average school ICSEA (1097 vs 1078). Coromandel Valley also has a higher family-household share (84% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Blackwood or Coromandel Valley cheaper to buy in?
Coromandel Valley has the lower median house price at $1,226,500, roughly 5% below Blackwood ($1,290,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Blackwood or Coromandel Valley?
Over the past 12 months, Blackwood grew +22.9% vs 0% in Coromandel Valley, a gap of 22.9 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 Blackwood or Coromandel Valley have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Blackwood scores 1097 vs 1078 in Coromandel Valley. 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, Blackwood or Coromandel Valley?
Blackwood scores 90/100 on walkability vs 8/100. 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, Blackwood or Coromandel Valley?
Gross rental yield on houses is 2.52% in Coromandel Valley vs 2.42% in Blackwood. 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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