Bonnyrigg Heights vs Edensor Park.
Comparing two suburbs with median house prices of $1,302,500 and $1,470,000. Edensor Park edges out on more headline metrics in this comparison.
Bonnyrigg Heights (median $1,302,500) is roughly 11% cheaper to buy into than Edensor Park ($1,470,000). Over the past year, Edensor Park (+13.1%) ran 5.4 percentage points ahead of Bonnyrigg Heights (+7.7%) on house-price growth.
Edensor Park scores higher on walkability (4/100 vs 12/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Edensor Park (977) sits above Bonnyrigg Heights (967).
For buyers
Bonnyrigg Heights is the lower entry point at $1,302,500 median, 11% 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: Bonnyrigg Heights delivers the better gross yield (2.79% vs 2.65%), but Edensor Park 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
Edensor Park edges out on average school ICSEA (977 vs 967).
Common questions
Is Bonnyrigg Heights or Edensor Park cheaper to buy in?
Bonnyrigg Heights has the lower median house price at $1,302,500, roughly 11% below Edensor Park ($1,470,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bonnyrigg Heights or Edensor Park?
Over the past 12 months, Edensor Park grew +13.1% vs +7.7% in Bonnyrigg Heights, a gap of 5.4 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 Bonnyrigg Heights or Edensor Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Edensor Park scores 977 vs 967 in Bonnyrigg Heights. 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, Bonnyrigg Heights or Edensor Park?
Edensor Park scores 12/100 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, Bonnyrigg Heights or Edensor Park?
Gross rental yield on houses is 2.79% in Bonnyrigg Heights vs 2.65% in Edensor Park. 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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