Bonnet Bay vs Sutherland
Sutherland (median $1,662,500) is roughly 2% cheaper to buy into than Bonnet Bay ($1,700,000). Over the past year, Bonnet Bay (+1.8%) ran 1.0 percentage points ahead of Sutherland (+0.8%) on house-price growth.
Buying in Bonnet Bay or Sutherland?
Selling in Bonnet Bay? The free selling guide
Bonnet Bay and Sutherland side by side
| Measure | Bonnet Bay | Sutherland |
|---|---|---|
| Price and market | ||
| Median house | $1,700,000 | $1,662,500 |
| Median unit | $443,520 | $396,000 |
| House price change, 12 months | +1.8% | +0.8% |
| Renting | ||
| House rent | $1000/wk | $1000/wk |
| Unit rent | $680/wk | $700/wk |
| Owner occupied | 94.0% | 55.0% |
| Renter occupied | 5.0% | 42.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1083 | 1071 |
| Lifestyle and people | ||
| Walk score | 4 | 80 |
| Transit score | 10 | 80 |
| Bike score | 100 | 100 |
| Population | 2,238 | 11,570 |
| Median age | 44 | 37 |
| Climate | ||
| Annual rainfall | 927 mm | 1008 mm |
| Mean max, January | 28.0°C | 27.4°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
Sutherland scores higher on walkability (4/100 vs 80/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bonnet Bay (1083) sits above Sutherland (1071). Bonnet Bay skews owner-occupied (94%), Sutherland runs more rental-dense (55% owner).
- For buyers
- Sutherland is the lower entry point at $1,662,500 median, 2% 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: Sutherland delivers the better gross yield (3.13% vs 3.06%), but Bonnet Bay 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
- Bonnet Bay edges out on average school ICSEA (1083 vs 1071). Bonnet Bay also has a higher family-household share (90% vs 61%), so the catchment community skews family-heavy.
Bonnet Bay vs Sutherland: common questions
Is Bonnet Bay or Sutherland cheaper to buy in?
Sutherland has the lower median house price at $1,662,500, roughly 2% below Bonnet Bay ($1,700,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bonnet Bay or Sutherland?
Over the past 12 months, Bonnet Bay grew +1.8% vs +0.8% in Sutherland, a gap of 1.0 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 Bonnet Bay or Sutherland have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bonnet Bay scores 1083 vs 1071 in Sutherland. 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, Bonnet Bay or Sutherland?
Sutherland scores 80/100 on walkability vs 4/100. 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, Bonnet Bay or Sutherland?
Gross rental yield on houses is 3.13% in Sutherland vs 3.06% in Bonnet Bay. 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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